Do all mortgage companies provide you with an approved list of Bethesda conveyancing solicitors? How do you know who is on the UBS conveyancing panel?

Bethesda conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

We're in Bethesda, First timers purchasing with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.

I am assisting my aunt sell her property in Bethesda. Does the conveyancer order an EPC or do I organise this?

After the abolition of HIPs, energy performance certificates was kept a required element of moving house. An EPC should be to hand before the property is marketed. This is not as aspect of the sale process that lawyers normally organise. If you are instructing a Bethesda conveyancing practitioner they may help arrange energy performance certificates given their relationships with long established local assessors

My uncle advised me that in purchasing a property in Bethesda there may be various restrictions prohibiting external alterations to the property. Is this right?

There are anumerous of properties in Bethesda which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Bethesda should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My sealed bid on a semi in Bethesda has been accepted, but there is a chain. The vendors have put an offer on a flat, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Bethesda. What should be my next step? At what point should I apply for the mortgage with Co-operative?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Bethesda conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Co-operative conveyancing panel. Regarding the next steps this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. In a hot market some buyers will apply for the mortgage with Co-operative and arrange for the valuation and only if it was satisfactory would they pay their solicitor to press on with searches.

I'm buying a new build house in Bethesda with a loan from Clydesdale. The builders would not move on the price so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my lawyer about this side-deal as it may put at risk my mortgage with Clydesdale. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My brother has recommend that I appoint his conveyancing solicitors in Bethesda. Do I follow his guidance?

No doubt the ideal way to select a conveyancing practitioner is to seek guidance from friends or relatives who have experience in using the firm you're are thinking of instructing.