We selected a Bala based firm for our conveyancing in Bala last week. After carefully reading the Ts and Cs I seeI am on the hook for costs even where the transaction does not complete. Would I be best advised to appoint a web based lawyer who offer no completion no cost conveyancing in Bala?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to offset those cases that fail to complete. Do bear in mind that these deals tend not to protect you from outlay such as Bala conveyancing search costs.
We are buying a newly converted flat in Bala with a loan from Coventry Building Society.We like our Bala conveyancing practitioner but Coventry Building Society advised that she’s not on their approved list of firms. It seems we have no choice but to instruct a Coventry Building Society panel lawyer or retain our local solicitor and fork out for a Coventry Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan offered to you is subject to its various provisions, one of which will be that conveyancers needs to be on the Coventry Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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 Coventry Building Society
I opted to have a survey completed on a property in Bala before instructing lawyers. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to issue a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bala. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bala to see if the conveyancing will be more expensive.
As co-executor for the estate of my grandmother I am disposing of a house in Neath but I am based in Bala. My solicitor (based 260 kilometers awayneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Bala who can attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Bala based
How up-to-date is your database of lawyers on the lender conveyancing panel in Bala? Do the banks send you an updated list?
Bala law firm practices and firms carrying out conveyancing in Bala themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the lender directly.