Me and my fiance are hoping to purchase a 2 bedroom apartment in Deganwy with a mortgage. We like our Deganwy solicitor, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Deganwy conveyancing practitioner and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
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. A further alternative is for your Deganwy conveyancing lawyer to apply to be on the conveyancing panel.
I am selling my apartment in Deganwy. Does the lawyer need to be required to be on the Barclays conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Barclays 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 panel criteria fairly frequently at the moment.
Various web forums that I have come across warn that are a common reason for obstruction in Deganwy conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Deganwy.
How do I use the search tool to select a conveyancing solicitor in Deganwy on the panel for my bank?
First choose a bank such as Birmingham Midshires, Bank of Scotland or Nottingham Building Society then type in your preferred area for example Deganwy. Conveyancing practices in Deganwy and nationally should be identified.
As co-executor for the will of my aunt I am selling a house in Monmouth but live in Deganwy. My solicitor (approximately 250 kilometers from meneeds me to execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Deganwy to witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Deganwy