Me and my partner are buying a 3 bedroom flat in Tywyn with a mortgage. We like our Tywyn solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Tywyn solicitor as well as pay for one of their panel ones to represent them. We regard this is unjust; can we not demand that the mortgage company use our Tywyn lawyer ?
Unfortunately,no. 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. A further alternative is for your Tywyn conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing lawyers that you recommend execute conveyancing in Tywyn by way of an attended exchange?
We do have a number of conveyancing experts who can conduct attended exchanges. Please contact us to obtain a costs illustration and details as to availability.
My house in Tywyn is up for sale and I have a purchaser. Will the property lawyer have to be required to be on the Leeds Building Society conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
Are there restrictive covenants that are commonly picked up during conveyancing in Tywyn?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Tywyn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm refinancing my primary home to a BTL mortgage with Virgin Money and intend to use the remaining equity towards further property. The area we are interested in is Tywyn. Will your conveyancers be able to act for both sets of lenders and link together the transactions?
Make use of our search tool on this page to check that the solicitors are approved by both mortgage companies. Assuming that they are your conveyancer should be able to tie up the two transactions but you should talk with you solicitor and make apparent your expectations and requirements.
As co-executor for the will of my uncle I am selling a property in Neath but reside in Tywyn. My solicitor (who is 250 kilometers from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Tywyn who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Tywyn based