What is the difference between a licensed conveyancer and conveyancing solicitor in Rhos On Sea
There are many registered licenced Conveyancers in Rhos On Sea and Solicitor firms in Rhos On Sea offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We have a mortgage agreed in principle with Lloyds. Rhos On Sea conveyancing lawyers were appointed. How long does it take for Lloyds to forward the offer to the lawyer?
Some lenders take longer than others. Have Lloyds conducted the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Rhos On Sea. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As your lender is HSBC your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not meet these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Rhos On Sea.
We are intent on selling our property in Rhos On Sea and according to the buyers it appears that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Rhos On Sea. We have lived in Rhos On Sea for three years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I opted to have a survey completed on a house in Rhos On Sea before retaining lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may not issue a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rhos On Sea. Conveyancing will be smoother if you use a solicitor in Rhos On Sea especially if they are familiar with such properties in Rhos On Sea.
I have been pointed in your direction by numerous estate agents in Rhos On Sea to find a conveyancer using your seach tool. What’s the financial upside for Estate Agents to market your site over another?
We refuse to make any commission for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are FTB’s - had an offer accepted, yet the property agent told us that the vendor will only move forward if we use the agent's chosen solicitors as they want an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Rhos On Sea
It is unlikely the vendors are driving this. If they want ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Rhos On Sea conveyancing firm - not the ones that will provide their estate agent a commission or meet his conveyancing figures demanded by head office.
My partner and I have had DIP from Bank of Scotland who said that they will lend up to £400k. When do we need to appoint a lawyer for conveyancing? Rhos On Sea is where we plan to move to.
It would be wise to instruct a lawyer now so that the property lawyer can open the file so they can conduct the ID checks etc. Once you wish them to start work they will seek a deposit usually approximately £225. That should generally be after you have the mortgage offer and survey report, nevertheless should you want to expedite matters you can start quicker even though you may be risking some money.