My fiance and I are hoping to acquire a house in Capel Curig and are in fact using a Capel Curig conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Alliance & Leicester have this evening contacted us to advise us that there is now an issue as our Capel Curig conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Capel Curig lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
AssumingI was to buy a simple residential propertyin Capel Curig for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Capel Curig?
Any savings you would gain would be limited to the disbursement for searches. A lawyer is required to do the vast majority of work - money laundering, liaising with your sellers lawyer, SDLT submission, register the title etc. A slight saving might be made by not having to register a mortgage however it will not be significant.
I am buying a new build house in Capel Curig with a loan from Britannia. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about this side-deal as it could put at risk my mortgage with Britannia. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the will of my uncle I am disposing of a property in Swansea but live in Capel Curig. My solicitor (based 200 miles awayrequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Capel Curig to witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Capel Curig
Do banks and building societies provide you with an approved list of Capel Curig solicitors? How do you know who is on the bank conveyancing panel?
Capel Curig law firm practices and firms carrying out conveyancing in Capel Curig themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.