How up to date is your database of Penrhyn Bay solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
Penrhyn Bay conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
Please explain the implications if my lawyer’s firm is expelled from the Aldermore Solicitor panel ahead of completing my conveyancing in Penrhyn Bay?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
How does conveyancing in Penrhyn Bay differ for new build properties?
Most buyers of new build or newly converted property in Penrhyn Bay contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Penrhyn Bay usually purchase the site, 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 accustomed to new build conveyancing in Penrhyn Bay or who has acted in the same development.
I'm converting the mortgage on my current house to a buy to let mortgage with Britannia and intend to use the remaining equity as a deposit on another house. The neighborhood we are interested in is Penrhyn Bay. Will your solicitors be able to act for the two lenders and tie in the transactions?
Do use our comparison tool on this site to ensure that the solicitors are on the relevant lender panels. Assuming that they are your solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and specify your desired outcome and needs.
In my capacity as executor for the will of my father I am selling a residence in Monmouth but I am based in Penrhyn Bay. My lawyer (based 260 miles from meneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Penrhyn Bay to attest this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Penrhyn Bay based