We are about to sign contracts for a property in Bangor. We have hit a problem. Our mortgage offer with HSBC Bank runs out on 6/2/2026 but the vendors are putting forward a completion date of 10/2/2026. Is it possible to extend the loan offer?
The person best placed to deal with your question is your solicitors who will hopefully calculate if they should be discussing with the mortgage company, owner’s conveyancers, selling agents or possibly all parties based on the circumstances your transaction as of today.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Bangor. Do I receive the keys to the property on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Bangor?
On the day of completion you will not be required to attend the conveyancers office in Bangor. Conveyancing lawyers for you will transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
When it comes to mortgage companies such as Leeds Building Society, do Bangor solicitors have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We had selected solicitors located in Bangor on the Bank of Ireland solicitor panel. They have just invoiced me an additional sum for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. This fee is not set by Bank of Ireland but by your Bangor conveyancer. Numerous firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.
I require fast conveyancing in Bangor as I am under a deadline to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at free not to do searches although no law firm would advise that you don't. With lots of history conveyancing in Bangor the following are examples of issues that can arise and therefore affect future saleability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
How does conveyancing in Bangor differ for newly converted properties?
Most buyers of new build property in Bangor approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Bangor usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bangor or who has acted in the same development.
In my capacity as executor for the will of my grandmother I am selling a house in Monmouth but I am based in Bangor. My lawyer (based 200 kilometers from merequires that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Bangor to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Bangor