Are the Tywyn conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Tywyn conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
My husband and I are buying a purpose built flat in Tywyn with a mortgage from Halifax.We would like to retain our Tywyn conveyancing lawyer but Halifax says her practice is not on their approved list of firms. It seems we have little choice but to instruct a Halifax panel lawyer or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you contains terms and conditions, one of which will be that lawyers must be on the Halifax conveyancing panel. in the past, 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 lawyer to apply to be on the conveyancing panel for Halifax
We are downsizing from our house in Tywyn and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Tywyn. We have lived in Tywyn for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of 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 ailment)
Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Tywyn I like with a park and station nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Tywyn for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan the shortness of the lease may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Is there anything unique about your site and other internet conveyancing brokers when it comes to conveyancing in Tywyn?
At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Tywyn. As opposed to estate agents and many comparison sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest commission, as opposed to the best value conveyancing in Tywyn
Is planning consent required to convert a house into a couple of appartments in Tywyn? This has taken place to a property adjacent to my home in Tywyn and was unaware of the conversion until after the works were done.
Planning Permission yes. Building Reg Approval yes.