Find a Bryn Y Baal Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bryn Y Baal? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bryn Y Baal transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Bryn Y Baal conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Bryn Y Baal

I am the registered owner of a freehold premises in Bryn Y Baal but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Bryn Y Baal and has limited impact for conveyancing in Bryn Y Baal but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

My Conveyancer in Bryn Y Baal has never been on on the Barclays Direct Approved Panel. Can I still retain my family solicitor notwithstanding that they are not on the Barclays Direct panel of approved conveyancing solicitors?

Your options are as follows:

  1. Carry on with your preferred Bryn Y Baal lawyers but Barclays Direct will need to use a conveyancer on their panel. This will result in additional overall legal charges as well as result in delays.
  2. Get a new lawyer to to deal with the purchase, obviously checking they are Barclays Direct approved.
  3. Persuade your Barclays Direct solicitor to seek to join the Barclays Direct panel

Does a directory service exist listing Santander panel solicitors in Bryn Y Baal on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable on the web. If you are looking for a Bryn Y Baal lawyer on the Santander please use our tool.

My husband and I have organised a further advance on our mortgage from Barclays as we want to carry out renovations to our house in Bryn Y Baal. Do we need to appoint a nearby Bryn Y Baal solicitor on the Barclays conveyancing panel to deal with the legals?

Barclays don't usually instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

I have paid off my mortgage with Virgin Money. I assume I don't need a Bryn Y Baal solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
  3. Virgin Money has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Virgin Money mortgage has been paid off.

four months have gone by following my purchase conveyancing in Bryn Y Baal completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Bryn Y Baal differ for new build properties?

Most buyers of new build residence in Bryn Y Baal come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because house builders in Bryn Y Baal typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bryn Y Baal or who has acted in the same development.

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Find out more about how flying freehold can affect your the value of a property.