Is the fact that my solicitor in Betws Y Coed is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Betws Y Coed conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I just bought a property at auction in Betws Y Coed. Conveyancing is needed. What are my next steps?
Having to in every practical sense signed on the dotted line you will need to instruct a conveyancing lawyer soon as you are facing a tight a fixed date to complete the purchase. All auction property will have a bespoke legal pack. This should include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should pass this on to the lawyer instructed by you as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
We have agreed to purchase a house in Betws Y Coed. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that you are obtaining a mortgage with UBS your lawyer must follow the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to UBS where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Betws Y Coed.
The mortgage over my property is with UBS for my property in Betws Y Coed. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS before renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
Do I need to take out insurance to cover chancel repairs when buying a property in Betws Y Coed?
Unless a prior acquisition of the house took place after 12 October 2013 you could expect solicitors conducting conveyancing in Betws Y Coed to remain recommending a chancel search and or chancel repair liability insurance.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Betws Y Coed and how can you help?
The particular law that you refer to provides a safeguard to business lessees, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Betws Y Coed is one of our hundreds of locations in which our lawyers are based
My wife and I purchased a leasehold house in Betws Y Coed. Conveyancing and TSB mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Betws Y Coed who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Betws Y Coed conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a ground floor flat in Betws Y Coed, conveyancing having been completed April 2008. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Betws Y Coed with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2094
With just 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
My partner and I are FTB’s just having agreed a price on a property in Betws Y Coed, and are about to get solicitors appointed. We have used the numerous rating based websites and the quotes are from all over the England and Wales. Is it essential to have a Betws Y Coed conveyancer local to your prospective new home? We are content to do everything over the web, but I guess at some point we may need to visit the solicitor's office to sign documents?
The property lawyer does not have to be in Betws Y Coed, but opting for local means that you can go in if you need to, for instance, if a signature is immediately necessary. In addition, a Betws Y Coed solicitor is likely to be familiar with local agents and (if the vendor has chosen a local solicitor) with them, which should help keep things moving faster.