My husband and I are buying a 1 bedroom flat in Capel Curig with a loan from Bank of Scotland.We would like to retain our Capel Curig conveyancing practitioner but Bank of Scotland advised that his firm is not listed on their "panel". It seems we are left with no choice but to instruct a Bank of Scotland panel firm or keep our preferred solicitor and pay for a Bank of Scotland panel lawyer to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan offered to you contains various provisions, one of which will be that lawyers must be on the Bank of Scotland solicitor panel. in the past, 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 lawyer to apply to be on the conveyancing panel for Bank of Scotland
Will my solicitor be asking questions concerning flooding as part of the conveyancing in Capel Curig.
Flooding is a growing risk for lawyers specialising in conveyancing in Capel Curig. There are those who buy a house in Capel Curig, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a various checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Capel Curig. The standard property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a buyer may issue a legal claim for losses as a result of such an inaccurate response. A buyer’s solicitors should also carry out an environmental report. This will disclose if there is any known flood risk. If so, additional investigations will need to be made.
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 housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house 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 property lawyers 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 used to new build conveyancing in Capel Curig or who has acted in the same development.
I am looking into buying my first house which is in Capel Curig and I am already nervous. I couldn't find anything specific about Capel Curig. Conveyancing will be needed in due course but do you know about the Capel Curig area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Capel Curig. In the meantime here are some basic statistics that we found
If instructed can a conveyancer remove a name from the title of my property in Capel Curig ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer