We are intending to purchase a 1 bedroom apartment in Trefriw with a mortgage. We have a Trefriw conveyancer, however the mortgage company says he's not on their "panel". It seems we have little option but to use one of the lender panel solicitors or keep our Trefriw solicitor and pay for one of their panel ones to represent them. We regard this is inequitable; are we not able to require that the bank use our Trefriw property lawyer ?
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 lender’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 Trefriw conveyancing solicitor to apply to be on the conveyancing panel.
Is there a search tool that I can utilise to find out if the solicitor handling my conveyancing in Trefriw is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus paying £175.00 in additional conveyancing invoice.
Feel free to take advantage of the find a lender approved solicitor tool on this page. Pick the lender and type ‘Trefriw’ or your preferred area and you will be presented with a number of lawyer offices in Trefriw or near you.
We are getting a further advance on our home loan from UBS as we wish to carry out renovations to our house in Trefriw. Are we obliged to appoint a high street Trefriw solicitor on the UBS conveyancing panel to handle the paperwork?
UBS would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
It is unclear whether my bank requires a lease extension. I have called my Trefriw building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Trefriw conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the lender approved list, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After what feels like an age I have had an offer on an apartment in Trefriw agreed to, but there is a chain. The vendors have placed an offer on a flat, however it’s not yet tied up, and are looking at other apartments booked. I have selected a nearby conveyancing solicitor in Trefriw. What do I do now? When do I get the mortgage application with Santander going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Trefriw conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Santander approved list. Regarding the next stages this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. During a buoyant market many purchasers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.
Due to the advice of my in-laws I had a survey completed on a property in Trefriw prior to appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks will refuse to grant a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Trefriw. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Trefriw to see if the conveyancing costs will increase in light of this.
We are 18 days into a freehold purchase having been referred to conveyancers by the high street agent to handle our conveyancing in Trefriw. I am am starting to be dissatisfied with the quality of service. Could you help me find new conveyancers?
They would have to be very poor in order to consider changing them. Has your loan offer been sent? In the event that it has you must advise them of the replacement conveyancer and get the offer are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid added expenses and complications. So that should be your first question of the new lawyers. Our find a solicitor tool can help you find a bank approved lawyer for your home move in Trefriw