My husband and I are buying a 1 bedroom apartment in Gwaelod Y Garth with a mortgage. We wish to retain our Gwaelod Y Garth lawyer, however the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Gwaelod Y Garth conveyancing practitioner and pay for one of their panel firms to act for them. We regard this is inequitable; can we not require that the bank use our Gwaelod Y Garth solicitor ?
No, not really. The mortgage offered to you 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 Gwaelod Y Garth conveyancing solicitor to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my house in Gwaelod Y Garth. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my title deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be kept by the mortgage company or they may be in the possession of the solicitor who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Gwaelod Y Garth involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Last month we had a mortgage agreed in principle with Virgin Money. Gwaelod Y Garth conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have decided to exercise my right to buy my property in Gwaelod Y Garth off the council. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I can not fathom if my bank requires a lease extension. I have telephoned my Gwaelod Y Garth bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Gwaelod Y Garth conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancer has to follow the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am looking to sell my home. My previous solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Gwaelod Y Garth if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Gwaelod Y Garth. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
As co-executor for the will of my father I am selling a house in Monmouth but live in Gwaelod Y Garth. My lawyer (based 200 miles from meneeds me to execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Gwaelod Y Garth who can attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Gwaelod Y Garth