In the event thatI was to acquire a simple residential propertyin Amlwch for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Amlwch?
Any savings you would achieve will be isolated to the costs for searches. The property lawyer is required to do the vast majority of work - money laundering, liaising with your vendors conveyancer, stamp duty submission, register the property etc. You might save a bit for them not needing to register a charge but it won't be a lot.
I am considering applying for a Lloyds mortgage for purchase of a newly converted (under development) in Amlwch with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I'm the single beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Amlwch. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the house in June. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs 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 could be impacted by that. many lenders would take a sensible view as this obligation is primarily there to capture subsales or the flipping of properties.
I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Amlwch solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Co-operative have agreed my mortgage in principle, my offer on a flat in Amlwch has been agreed to, what happens next?
The estate agent will want to know who your solicitors are (be sure the conveyancers are on the lender’s panel). Telephone Co-operative or the financial adviser and complete any appropriate paperwork. Co-operative will sellect a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Co-operative will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Amlwch.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Amlwch?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Amlwch. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build flat in Amlwch. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Amlwch
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Due to the advice of my in-laws I had a survey completed on a house in Amlwch prior to retaining solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Amlwch. Conveyancing may be slightly more expensive based on your lender's requirements.