Me and my fiance are buying a 3 bedroom apartment in Trefnant with a mortgage. We like our Trefnant conveyancer, however the bank says he's not on their "panel". It seems we have little choice but to use one of the mortgage company panel solicitors or keep our Trefnant solicitor and pay for one of their panel lawyers to act for them. We regard this is inequitable; are we not able to require that the bank use our Trefnant conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Trefnant conveyancing lawyer to apply to be on the conveyancing panel.
Can you explain why leasehold purchase conveyancing in Trefnant is more expensive?
Trefnant leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather instruct a Trefnant based conveyancing firm?
Do check but the the likelihood is that allocate you one of their panel lawyers if you accept the "fee-free" incentive. Contact the lender to determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Trefnant.
I require quick conveyancing in Trefnant as I am faced with pressure to sign on the dotted line inside one month. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Trefnant the following are instances of issues that can show up and therefore impact market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
Have purchased a a detached house in Trefnant , how long will it take for the Land Registry to register my ownership? My Trefnant conveyancing solicitor has been very slow, so I want to be sure the registration formalities are dealt with.
There is nothing unique when it comes to conveyancing in Trefnant registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether it is in order and if the Land registry communicate with any third persons or bodies. At present approximately 80% of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Historically registration is effected after the purchaser has moved in to the premises thus post completion formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
Being a tenant I am liable for a maintenance fee for my property in Trefnant. As a result of poor financial planning I fell into arrears with payments. I negotiated a clearance plan but there is still three thousand pounds outstanding as of today.
I now wish to sell and I am nervous that this could jeopardize the sale if I have to pay off the amount due first. Do I have to settle before - is this practicable?
You should check with the conveyancer handling your Trefnant conveyancing but one option might be to agree for the arrears to be transferred to the buyers. The contractual price they pay would be adjusted to reflect the amount of debt they take on. They could then deal with the arrears after completion of the purchase.