I am getting a offer of a home loan from Santander. I would like to instruct a Licensed Conveyancer in Ruthin. Does the Santander Solicitor panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Can the conveyancing practitioners that are recommend execute auction conveyancing in Ruthin?

We know of a few auction lawyers we can put you in touch with those conducting auction conveyancing. Ruthin is just one of hundreds of locations in which our lawyers have a presence.

I am buying a terraced house in Ruthin. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Ruthin you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ruthin.

Are all Ruthin Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved solicitors?

A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I have decided to exercise my right to buy my property in Ruthin off the council. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

Completion of my purchase has taken place for my property in Ruthin. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Why do Ruthin conveyancing charges differ for leasehold and freehold properties?

Leasehold conveyancing in Ruthin more often than not will involve additional work including fully examining the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.