At what point does exchange of contracts take place for sale conveyancing in Bodelwyddan and am I required to be at the conveyancers office?

If you are round the corner to our conveyancing solicitors in Bodelwyddan you are invited in to sign documents. However, the lender approved solicitors we work with provide a countrywide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you by post or email. The executing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bodelwyddan)to be in the office available at the end of the phone to exchange contracts.

When it comes to lenders such as Nottingham, do Bodelwyddan lawyers incur a fee to be on the conveyancing panel?

We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I have paid off my mortgage with HSBC. I assume I don't need a Bodelwyddan solicitor on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

At last I have had an offer on an apartment in Bodelwyddan accepted, but there is a chain. The sellers have placed an offer on a property, however it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Bodelwyddan. What should be my next step? At what stage do I apply for the mortgage with Lloyds?

It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then valuation, Bodelwyddan conveyancing search charges, etc). First, you should check that your solicitor is on the Lloyds approved list. Regarding the next stages this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a buoyant market some purchasers will apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with the conveyancing in Bodelwyddan.

I have justdiscovered that Action Conveyancing have closed. They carried out my conveyancing in Bodelwyddan for a purchase of a freehold house 10 months ago. How can I check that my home is not still registered in the name of the previous owner?

The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bodelwyddan conveyancing specialists.

My husband and I are 18 days into a residential purchase having been directed to a firm by the high street agent to do our conveyancing in Bodelwyddan. I am am extremely frustrated with the quality of service. Could you you assist me in finding new solicitors?

They would have to be really bad to suggest changing them. Has the loan offer been sent? In the event that it has you must inform them of the new contact details and get the mortgage documents are re-sent. Your conveyancer needs to be on the mortgage company approved list to avoid escalating charges and frustration. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Bodelwyddan

My husband and I are purchasing a 2 bedroom flat in Bodelwyddan. When we first instructed solicitor, they assured us that they were on all mainstream bank panels. The mortgage broker emailed yesterday to say that they don't appear to be on the Santander approved list. Were it to be true, what should we do? Should we simply pick a different lawyer that is on their panel or do we pay for dual representation, with Santander selecting their own approved solicitor.

Where you are acquiring a property with the assistance of a mortgage it is normal for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to meet. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should contact Santander and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Santander's conveyancing panel and you may continue to use your own Bodelwyddan solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.