I am getting a mortgage offer from Nat West. I intend to enlist the help of a Licensed Conveyancer in Old Colwyn. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Old Colwyn. The vast majority the appartments have already been sold. Is it really necessary to order conveyancing searches as part of conveyancing in Old Colwyn?
A big part of the Old Colwyn conveyancing process is the conveyancing searches. There are hundreds search providers delivering Old Colwyn conveyancing searches, as well straight from the local authority. These are known collectively as personal search organisation due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.
We note that you have a post code search directory listing law firms on the Co-operative conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Old Colwyn?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Old Colwyn.
Our lender has suggested solicitors on their panel based in Old Colwyn but I would rather choose a conveyancing lawyer in Old Colwyn or nearer to where I live. Are you able to assist?
Not all Old Colwyn conveyancing firms are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to identify a Old Colwyn conveyancing firm on the on the lender panel.
Me and my partner are buying a flat in Old Colwyn. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have a mortgage with Bank of Ireland for my property in Old Colwyn. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
You must advise Bank of Ireland prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel solicitor.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Old Colwyn solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Old Colwyn surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Old Colwyn is the location of the property. What do you suggest?
Flying freeholds in Old Colwyn are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Colwyn you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Colwyn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.