Me and my partner are buying a 1 bedroom flat in Talybont with a mortgage. We wish to retain our Talybont conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel firms or retain our Talybont property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not insist that the mortgage company use our Talybont solicitor ?
No, not really. 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. A further alternative is for your Talybont conveyancing lawyer to apply to be on the conveyancing panel.
When can the exchange of contracts happen for sale conveyancing in Talybont and am I required to attend the lawyers branch?
If you are round the corner to one of the conveyancing solicitors in Talybont you are welcome to come in to sign documents. However, the firms we recommend offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you by post or email. The signing of the purchase agreement is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the firm to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Talybont)to be in the office at the appropriate time.
The deeds to my property can not be found. The solicitors who conducted the conveyancing in Talybont 4 years ago are no longer around. What are my options?
Assuming the title is registered the details of your proprietorship will be held by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your house and get up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
How do I use your search tool to select a conveyancing practitioner in Talybont on the authorised to act for my lender?
First select a lender such as Accord Mortgages Ltd, Leeds Building Society or Bank of Ireland then type in your location a common one being Talybont. Conveyancing organisations in Talybont and beyond will then be shown.
My husband and I have just had an offer accepted on a flat and had meeting on Wednesday with the Post Office for the mortgage. They advised me that when it comes to choosing a solicitor that if they are not on their approved list of property lawyers then we will have to pay out an additional charge of £200. This is is due to the fact that they would then have to select a property lawyer to act on their behalf in addition to the one we choose to act on our behalf and we are liable for their invoice. I have asked the Post Office to furnish me with a list so I can seek quotes only from their approved lawyers but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?
You can enquire of the Post Office what their criteria for panel membership is for a conveyancer.Then ask the property lawyer of your choice whether they meet the criteria and have they acted on loans for the Post Office previously. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please utilise our search tool and we should be able to locate a property lawyer in Talybont on the approved list for the Post Office.