My partner and I are nearing an exchange on a property in Deeside and my parents have transferred the ten percent deposit to my lawyer. I am now informed that as the deposit has not arrived from me my solicitor needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
Your conveyancer is duty bound to clarify with the bank to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
When it comes to mortgage companies such as Nationwide, do Deeside property lawyers face a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I recently had an offer agreed on a house in Deeside. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £200. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the UBS 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 UBS 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 offer was accepted on an apartment in Deeside on 24/6/2025, valuation was booked five days later, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Are Aldermore entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some quick conveyancing in Deeside as I am faced with an ultimatum to complete in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you are at free not to do searches although no law firm would suggest that you don't. With lots of history conveyancing in Deeside the following are examples of what can appear and adversely affect the marketability of the property: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
Due to the encouragement of my in-laws I had a survey completed on a house in Deeside ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not give a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Deeside. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it best to go with a Deeside conveyancing solicitor based in the vicinity that I am hoping to buy? An old friend can execute the conveyancing however his firm is located approximately 350kilometers away.
The benefit of a local Deeside conveyancing practice is that you can pop in to execute documents, present your identification documents and apply pressure on them if necessary. Having local Deeside know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were happy that must surpass using an unfamiliar Deeside conveyancing lawyer solely due to them being round the corner.