I hired a local solicitor for our conveyancing in Ystradgynlais recently. After carefully reading the terms of engagement I noteI am liable for costs even if the dealfalls through. Should I ditch them and use a web based lawyer offering no completion no charge conveyancing in Ystradgynlais?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will generally be uplifted to cover the cases that do not go ahead. You should be mindful that these offerings tend not to cover outlay for instance Ystradgynlais conveyancing search costs.
Can I use your services to recommend a Conveyancing solicitor in Ystradgynlais even if I’m not buying or disposing of a house, for instance where I intend to acquire a shop in Ystradgynlais with a loan from Bank of Scotland?
The service is mainly there to select domestic conveyancing solicitors in Ystradgynlais but we have listed at the end of this page some Ystradgynlais commercial conveyancing firms. You should speak with the solicitors directly to see if they can also act for Bank of Scotland
We're in Ystradgynlais, First time buyers purchasing with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The formalities of my remortgage has taken place for my property in Ystradgynlais. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge 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. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ystradgynlais bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Ystradgynlais conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancing practitioner is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Planning on purchasing a apartment in Ystradgynlais. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ystradgynlais lawyer is on the Principality conveyancing panel.
As a tenant I am on the hook for a maintenance contribution for my first floor flat in Ystradgynlais. As a result of poor financial planning I fell into arrears with payments. I negotiated a payment plan but there remains about £2000 left in arrears.
I am under pressure to dispose of the property and I am panicking this could jeopardize the sale if I have to settle the amount due now. Do I have to settle before - is this achievable?
You should speak with the conveyancer undertaking your Ystradgynlais conveyancing but one option might be to agree for the arrears to be transferred to the buyers. The contractual price due would be adjusted to reflect the amount of debt they take on. They would then discharge the arrears post completion of the purchase.