I am expecting a offer of a home loan from Lloyds. I would like to use a Licensed Conveyancer in Abergele. Does the Lloyds Solicitor panel include Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can I use your services to find a Conveyancing solicitor in Abergele even where I’m not buying or selling a house, for example where I wish to acquire a shop in Abergele with a loan from Aldermore?
The service is mainly used to get a quote from domestic conveyancing solicitors in Abergele but we have recorded towards the end of this page some Abergele commercial conveyancing firms. You should enquire with the solicitors directly to establish if they are also authorised to represent Aldermore
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Abergele?
There are many recorded licenced Conveyancers in Abergele and Solicitor partnerships in Abergele to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I happen to be the single recipient of my late mum's estate with all property in now in my sole name, including the house in Abergele. The Abergele property was put into my name in December. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be regarded the same way as if I'd bought the house in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some lenders would take a sensible view as this clause is principally there to pick up on the purchase and immediately sell or the quick reselling of properties.
I have paid off my mortgage with Virgin Money. I assume I don't need a Abergele solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
The deeds to our home are lost. The conveyancers who did the conveyancing in Abergele 5 years ago are no longer around. What do I do?
As long as you have a registered title the information relating to your proprietorship will be retained by HMLR under a Title Number. It is possible to perform a search at the Land Registry, identify your house and get up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
I have been on the look out for a flat up to £305k and identified one close by in Abergele I like with open areas and transport links nearby, however it only has 61 years unexpired on the lease. There is not much else in Abergele suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I am 14 days into a residential purchase having been recommend to solicitors by the estate agent to execute conveyancing in Abergele. I am am starting to be disappointed with the level of service. Can you you assist me in finding new lawyers?
They would have to be very poor to suggest diss instructing them. Has the mortgage offer been issued? If so you must inform them of the replacement conveyancer and get the offer are re-sent. The conveyancer should be on the mortgage company approved list to avoid supplemental charges and complications. That should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Abergele