My partner’s brother is a conveyancing practitioner. I expect that I'll be able to get preferential fee for conveyancing, However if that does not come materialise, what kind of figure should I be expecting for conveyancing in Gwynedd?
You should contrast pricing. Do use our comparison tool on this site. You will notice that estimates will be different but service levels do differ between solicitors as is the case with the vast majority of professional services.
We are buying a flat and need a conveyancing solicitor in Gwynedd who is on the HSBC approved panel. Could you point me in the right direction as regards a 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 HSBC . We don't recommend any particular firms conducting conveyancing in Gwynedd.
I'm in the process of viewing apartments in Gwynedd and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this point? I intend to finance via a mortgage with Clydesdale.
You should start requesting conveyancing quotes from solicitors ASAP. 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. As you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
Completion of my purchase has taken place for my property in Gwynedd. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Gwynedd solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Gwynedd surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Gwynedd differ for newly converted properties?
Most buyers of new build premises in Gwynedd contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because developers in Gwynedd typically buy the real estate, 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 conveyancing solicitors 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 Gwynedd or who has acted in the same development.
Am I better off to instruct a Gwynedd conveyancing solicitor in close proximity to the house I am hoping to buy? We have a good friend who can carry out the legal work but they are based a couple of hundredmiles away.
The primary upside of using a local Gwynedd conveyancing firm is that you can drop in to execute documents, hand in your ID and apply pressure on them where appropriate. Having local Gwynedd know how is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were impressed that must outweigh using an unfamiliar Gwynedd conveyancing solicitor solely due to them being local.