My partner and I are hoping to buy a property in Talybont and are in fact using a Talybont conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Clydesdale have this morning contacted us to advise us that they have now hit a problem as our Talybont solicitor is not on their approved list of lawyers. Please explain?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Talybont lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
We are due to exchange buying a property in Talybont but as a result of damage from the recent storms I have managed to agree recompense from the current proprietors of six thousand pounds by way of a adjustment in the price. This was going to be addressed as part of amending the contract however TSB are not allowing this. Why were they informed?
The conveyancer being on a TSB conveyancing panel is duty bound to advise TSB of any amendments to the sale price. If you prohibit your lawyer to disclose the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new solicitor for your conveyancing in Talybont.
Can I use your services to locate a Conveyancing solicitor in Talybont even where I’m not buying or selling a house, for example if I intend to buy a shop in Talybont with a loan from Bank of Scotland?
Our search tool is predominantly there to get a quote from residential conveyancing solicitors in Talybont but we have set out at the end of this page a few Talybont commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent Bank of Scotland
Due to the encouragement of my in-laws I had a survey completed on a property in Talybont ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some lenders may refuse to grant a mortgage on such a property.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you call us we can check with 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 Talybont. Conveyancing may be slightly more expensive based on your lender's requirements.
I am purchasing a house mortgage free. I have provided lawyer with two distinct forms of photo ID, bank statement, numerous utility bills. Now he needs a copy from a probate lawyer stating that the funds are in place and that it has come from inheritance and not selling fake watches.
In today’s world you will not be able to complete any Talybont conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.