I have just been advised by my broker that my Llandyrnog lawyer is not on the lender Solicitor panel. How can I check?

The first thing you need to do is to call your Llandyrnog lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

My husband and I wish to acquire a purpose built apartment in Llandyrnog with a homeloan from Santander.We use our Llandyrnog conveyancing lawyer but Santander says her practice is not on their approved list of member firms. we are left little option but to use a Santander panel lawyer or retain our high street solicitor and pay for a Santander panel lawyer to represent them. This seems very unfair; is there anything we can do?

No, not really. The home loan offered to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Santander solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Santander

There are numerous conveyancing solicitors in Llandyrnog but how do I know who I should use?

Do not opt for the cheapest Llandyrnog conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Does a directory service exist listing Bank of Ireland panel solicitors in Llandyrnog on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings visible on the web. Where you are in need of a Llandyrnog conveyancing practitioner on the Bank of Ireland please make the most of our facility.

Two weeks ago we had a mortgage agreed in principle with Nottingham. Llandyrnog conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Nottingham?

There is no definitive answer here. Have Nottingham done the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I'm purchasing a new build house in Llandyrnog with a mortgage from Bank of Ireland. The sellers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not disclose to my solicitor about this extras as it will impact my mortgage with Bank of Ireland. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I work for a long established estate agent office in Llandyrnog where we see a few leasehold sales derailed due to short leases. I have been given conflicting advice from local Llandyrnog conveyancing firms. Could you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Llandyrnog Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

The prefered form of lease structure is a share of the freehold. In this situation the tenants enjoy control and although a managing agent is often employed if it is larger than a house conversion, the managing agent retained by the leaseholders. Please tell me if there are any major works on the horizon that could increase the service fees? How many of the leaseholders are in arrears for their maintenance charge payments?