I am looking to buy a property and require a conveyancing solicitor in Snowdonia who is on the Norwich and Peterborough Building Society conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Snowdonia. We dont recommend any particular firm.
We were going to get a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Snowdonia solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Snowdonia solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have a mortgage with Bank of Ireland for my property in Snowdonia. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Snowdonia solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there any apps to help locate a Snowdonia law firm on the Platform Home Loans Ltd conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the conveyancer.
You can use the facility on this website. Please select a bank and your location and you will see a number of Snowdonia conveyancing lawyers located nearest you. We have listed some Snowdonia conveyancing firms towards the end of this page and you can contact them to check whether they are on the Platform Home Loans Ltd approved list
We're new to the buying process - agreed a price, yet the selling agent has warned us that the seller will only move forward if we appoint their recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Snowdonia
It is highly unlikely the vendors are behind this. If they require ‘a quick sale', turning down a serious purchaser is counter productive. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to use your own,trusted Snowdonia conveyancing firm - as opposed tothe ones that will earn their negotiator at the agency a kickback or hit his conveyancing figures pre-set by corporate headquarters.
Why can I not complete my conveyancing in Snowdonia on a public holiday?
Because on completion the money needs to pass between the banks of the buyer and owner’s lawyer and currently this can only happen on a working day. So you can't complete on a saturday or sunday either.