We are buying a 2 bedroom apartment in Porthcawl with a mortgage. We have a Porthcawl solicitor, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Porthcawl conveyancer and pay for one of their panel firms to act for them. This seems very unfair; can we not insist that the lender use our Porthcawl lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Porthcawl conveyancing lawyer to apply to be on the conveyancing panel.
I have given 2 months notice to my current landlord and have to vacate my rented apartment in Porthcawl by 6/9/2019. Conveyancing for my house purchase is progressing. How realistic is it to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to serve notice for your lease unless your lawyer suggests that you should. Assuming that you have not previously done so, notify to your conveyancer and request that they seek the assistance the sellers side, try to get a realistic time scale from them that everyone will aim towards
My fiance and I wish to acquire a newly converted apartment in Porthcawl with a homeloan from The Royal Bank of Scotland.We have a Porthcawl conveyancing practitioner but The Royal Bank of Scotland advised that his firm is not on their "panel". It seems we have little choice but to instruct a The Royal Bank of Scotland panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, one of which will be that solicitors needs to be on the The Royal Bank of Scotland solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose 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 The Royal Bank of Scotland
We had appointed solicitors located in Porthcawl on the Santander solicitor approved list. They are now charging me a supplemental amount for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by Santander but by your Porthcawl conveyancer. Numerous firms on the Santander panel will charge an ‘acting for lender’ fee and others do not.
Can I be sure that the Porthcawl conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Porthcawl obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.
My wife and I are in the process of looking at flats in Porthcawl and I am now considering a potential offer. Is it advisable to have my lawyer on ‘stand by’? I am planning to take a mortgage with Yorkshire BS.
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 pass their details on to the selling agent. As you are obtaining a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
About to purchase a new build apartment in Porthcawl. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Porthcawl
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.