My mortgage broker has requested my Porthmadog solicitor’s panel reference for the Lloyds conveyancing panel. What is the best way to obtain this. I have called my local Porthmadog office but they cant find it on their system.
Have you tried speaking to your Porthmadog conveyancer about this?. Most Porthmadog conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My son-in-law is in the process of securing a newly built flat in Porthmadog with a home loan from UBS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are buying a flat and need a conveyancing solicitor in Porthmadog who is on the Virgin Money conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Porthmadog.
We expect to receive a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Porthmadog solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Porthmadog solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being difficult. The Porthmadog solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a house in Porthmadog. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Porthmadog conveyancing practitioner is on the UBS conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, chain free conveyancing. Porthmadog is the location of the property. Can you shed any light on this issue?
Flying freeholds in Porthmadog are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Porthmadog you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Porthmadog may ascertain 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 premises.
My company is intending to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-move-no costs for non-domestic conveyancing in Porthmadog for under 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Porthmadog, including the sale and acquisition of businesses as well as simply premises. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. Regarding the charges these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to furnish you with comprehensive commercial conveyancing quote.