We are buying a flat and need a conveyancing solicitor in Y Felinheli who is on the Virgin Money approved panel. 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 be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Y Felinheli.
My fiance and I intend to purchase a newly converted apartment in Y Felinheli with a mortgage from Halifax.We use our Y Felinheli conveyancing practitioner but Halifax informed us he's not listed on their "panel". We have to appoint a Halifax panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Halifax use our lawyer?
No, not really. The loan offered to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Halifax approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Halifax
I am being told by my conveyancer that restrictive coveneant insurance is required on my purchase. What is the level of cover for Y Felinheli conveyancing?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.
Are all Y Felinheli Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?
A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
Does a directory service exist listing Clydesdale panel solicitors in Y Felinheli on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings viewable online. If you are looking for a Y Felinheli conveyancer on the Clydesdale please use our tool.
It has been five months following my purchase conveyancing in Y Felinheli completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Y Felinheli and how can you help?
The 1954 Act provides protection to commercial leaseholders, giving them the dueness to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Y Felinheli