My husband and I are intent on purchasing property in Llanybydder. My property lawyer is not on the lender conveyancing panel. Am I still permitted to use my Llanybydder conveyancing solicitor notwithstanding that they are excluded from the lender approved list?
Your options include
- Complete the deal with your chosen Llanybydder lawyer but your mortgage company will need to instruct a conveyancer on their conveyancing panel. The net result is additional charges together with potential delay.
- Get a new property lawyer to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Convince your property lawyer to apply to join the mortgage company panel
Can your site be used to locate a Conveyancing solicitor in Llanybydder even where I’m not buying or disposing of a house, for instance where I wish to buy a shop in Llanybydder with a loan from Platform Home Loans Ltd?
Our comparison service is mainly used to help choose residential conveyancing solicitors in Llanybydder but we have recorded at the bottom of this page a selection of Llanybydder commercial conveyancing firms. You will need to enquire with the company directly to check if they are also authorised to represent Platform Home Loans Ltd
Are all Llanybydder Conveyancing Quality Solicitors on the Santander conveyancing panel?
A selection of lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Llanybydder property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Intending to buy a apartment in Llanybydder. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanybydder lawyer is on the Skipton conveyancing panel.
I used Action Conveyancing several years ago for my conveyancing in Llanybydder. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanybydder of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a ground for flat up to £305k and identified one near me in Llanybydder I like with amenity areas and station nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Llanybydder in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.