lenderpanel

Find a Capel Curig Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Capel Curig conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Capel Curig

Me and my partner are buying a 2 bedroom flat in Capel Curig with a mortgage. We have a Capel Curig solicitor, but the mortgage company says she’s not on their "panel". It seems we have little choice but to select one of the lender panel conveyancing practices or continue with our Capel Curig lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; 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. Another option that might be available is for your Capel Curig conveyancing solicitor to apply to be on the conveyancing panel.

My wife and I are refinancing our penthouse in Capel Curig with Barclays. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have two questions (1) Is this document specific to the Barclays conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Barclays. This is solely used to protect Barclays if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Barclays had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

My partner and I are planning on selling our property in Capel Curig and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Capel Curig. We have lived in Capel Curig for six years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

3 months have gone by following my purchase conveyancing in Capel Curig completed. I have checked the Land Registry site which shows that I paid £150,000 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 premises 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 Capel Curig differ for newly converted properties?

Most buyers of new build premises in Capel Curig contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because builders in Capel Curig tend to purchase the site, 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 conveyancers 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 Capel Curig or who has acted in the same development.

Last updated

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