My brother-in-law has suggested I instruct a conveyancing solicitor in Gwynedd. I need to find out whether they are on the approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing you should do is call your lawyer and ask them if they are on the lender panel. Otherwise you should get in touch with who may be able to assist.
We had appointed conveyancing lawyers with offices in Gwynedd on the solicitor approved list. They have just invoiced me an additional sum for dealing with the mortgage. Is this a supplemental conveyancing fee specified by ?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your can levy a fee for this. This fee is not dictated by but by your Gwynedd . Numerous firms on the panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I am expecting a DIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Gwynedd solicitors on the conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Gwynedd solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.
I recently had an offer agreed on an apartment in Gwynedd. My mortgage broker suggested a . I paid an upfront payment of £225. A couple of days later, the called me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
It has been three months since my purchase conveyancing in Gwynedd took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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.
I decided to have a survey carried out on a house in Gwynedd ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks tend not issue a mortgage on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Gwynedd. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Gwynedd to see if the conveyancing costs will increase in light of this.
My lawyers in Gwynedd have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.