We are planning to acquire a house and require a conveyancing solicitor in Gwynedd who is on the Leeds Building Society approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Gwynedd.
My property lawyer in Gwynedd is not on the Halifax Solicitor Panel. Can I still continue with my family solicitor even though they are not on the Halifax list of approved lawyers?
The limited options open to you here include:
- Carry on with your preferred Gwynedd lawyers but Halifax will need to retain a lawyer on their panel. This will result in additional total conveyancing charges and result in delays.
- Get an alternative practitioner to act in the conveyancing, obviously checking they are on the Halifax panel
Are all Gwynedd Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We expect to receive a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Gwynedd solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Gwynedd solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I'm in the throws of looking at flats in Gwynedd and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I will be getting a mortgage with Nottingham.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Gwynedd is where the house is located. Is there any advice you can impart?
Flying freeholds in Gwynedd are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gwynedd you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwynedd may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
There are only 62 years remaining on my flat in Gwynedd. I now want to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you have done all that could be expected to find the freeholder. For most situations a specialist should be helpful to try and locate and to produce an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Gwynedd.
Gwynedd Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
How many of the leaseholders are in arrears for their service charge payments? It is important to be aware whether window replacement or some other significant cost is anticipated to be shared by the leaseholders and may well dramatically increase the the service fees or necessitate a one off payment.