My IFA says he needs my Harlech law firm’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Harlech office but they have not got back to me yet.
Have you tried contacting your Harlech conveyancing practitioner about this?. They should have a central record lender panel numbers.
I am purchasing a newly constructed duplex in Harlech and my solicitor is informing me that she has to the bank to reveal incentives from the builder. I am nearing the developer’s deadline to sign contracts and my preference is not to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
The Harlech conveyancing firm that I recently instructed on my purchase in Harlech have suddenly shut down. I chose them because I needed a firm on the Virgin Money conveyancing panel and my preferred Harlech lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being a right pain. The Harlech solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on an apartment in Harlech on 26/10/2018, valuation was booked 2 days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
At last I have had an offer on a flat in Harlech agreed to, the sellers do nevertheless have a tied purchase. The owners have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Harlech. What do I do now? When do I get the mortgage application with TSB started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Harlech conveyancing search charges, etc). The first course of action is to check that your solicitor is on the TSB conveyancing panel. Concerning the subsequent phase this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with TSB and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with the conveyancing in Harlech.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Harlech and how can you help?
The 1954 Act gives protection to business leaseholders, granting the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Harlech is one of the numerous locations in which the firms we work with are located