We see that you have a search directory listing firms on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Borth?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Borth.
We had selected solicitors locally in Borth on the Nationwide solicitor approved list. They have just billed me a further charge for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. The charge is not dictated by Nationwide but by your Borth conveyancer. Some firms on the Nationwide panel will quote an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Clydesdale. I assume I don't need a Borth property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on a house in Borth. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £175. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I own a 4 bedroom Georgian house in Borth. Conveyancing lawyer acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching address. Is it worth asking The Royal Bank of Scotland to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Borth and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.
I'm converting the mortgage on my existing property to a buy to let mortgage with Godiva Mortgages Ltd and I will use the ballance of the raised equity towards another property. The neighborhood we are talking about is Borth. Will your conveyancers be able to act for the two lenders and tie in the conveyances?
Do use our search tool on this page to check that the solicitors are approved by both lenders. Having checked that they are the conveyancer should be able to connect the two conveyancing matters but you should have a chat with you lawyer and make apparent your desired outcome and needs.
I am looking to buy a property and require a conveyancing solicitor in Borth who is on the mortgage company solicitor panel. Can you recommend a Borth or local Borth conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Borth. We dont recommend any particular firm.