The owners of the property we are looking to purchase have instructed a conveyancing firm in Llanrwst who has suggested a exclusivity agreement with a deposit 10k. Are such agreements generally advanced for Llanrwst conveyancing transactions?
This form of arrangement is unusual in Llanrwst, conveyancers are not keen on them as they divert attention from the main conveyancing focus and if you end up having your deposit forfeited then the solicitor is left exposed. Secondly, there is no assurance that just because the vendor has signed a lock out agreement they will complete the sale with you. They may breach the contract if they are offered sufficient incentive to do so because an aggrieved claimant with the benefit of a exclusivity agreement will still be obliged establish consequential losses from the breach and these may not compare to the extra amount that your vendor may secure by breaking the agreement, however morally shameful that may be.
Is it correct that all Llanrwst CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Completion of my remortgage has taken place for my property in Llanrwst. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
UBS have agreed my home loan in principle, my offer on a flat in Llanrwst has been accepted, now what?
Your property agent will wish to be informed of your lawyer's details (ensure that the lawyers are on the lender’s approved list). Contact UBS or your financial adviser and finish off any appropriate forms. UBS will sellect a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. UBS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llanrwst.
It has been five months since my purchase conveyancing in Llanrwst concluded. I have checked the Land Registry website which shows that I paid £150,000 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 asset 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.
Due to the guidance of my in-laws I had a survey completed on a property in Llanrwst in advance of retaining solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders may refuse to grant a loan on such a property.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llanrwst. Conveyancing may be slightly more expensive based on your lender's requirements.
My cousin has recommend that I instruct his lawyers for conveyancing in Llanrwst. Should I find my own conveyancer?
There are no two ways about it the ideal way to select a conveyancing lawyer is to get feedback from friends or family who have previously instructed the firm that you are are thinking of instructing.