I am in the market for a low cost property lawyer. Should I go for for a national conveyancer rather than a local Bodelwyddan conveyancing lawyer?
In the main conveyancing solicitors in your area will have strong alliances with your local authority, which could help with your Bodelwyddan conveyancing searches that your conveyancer will require. It can only be a plus if they enjoy strong rapport with the Land Registry in your area Bodelwyddan, other conveyancers in the location and Bodelwyddan Estate Agents.
I have given 2 months notice to my current landlord and have to be out of my rented flat in Bodelwyddan by 21/11/2025. Conveyancing on my purchase is progressing. Is it possible to complete in 4 weeks as don't want to have to move into temporary accommodation?
It is unwise to give notice for your letting unless exchange of contracts has taken place. Assuming that you have not previously done so, update to your lawyer and request that they seek the assistance the owners lawyers, try to a target completion date that all parties will look towards
Do the Building Society Association intend to launch a search tool with a view to list firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Bodelwyddan?
We are not aware of any plans on the part of the BSA to develop such a search facility.
Is there a list of Clydesdale panel conveyancers in Bodelwyddan on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available on the web. Where you are in need of a Bodelwyddan lawyer on the Clydesdale please make the most of our facility.
I currently have a mortgage with Santander for my property in Bodelwyddan. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Santander must be informed of your intention in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. You need not do this via a Santander conveyancing panel lawyer.
My sealed bid on a property in Bodelwyddan has been agreed to, but there is a chain. The sellers have offered on a flat, but it’s not yet agreed to, and are looking at other properties booked. I have chosen a high street conveyancing solicitor in Bodelwyddan. What do I do now? At what point should I apply for the mortgage with Barclays?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Bodelwyddan conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Barclays conveyancing panel. As to the subsequent steps this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. During a hot market the majority of home buyers will apply for a home loan with Barclays and pay for the valuation and only if it comes back ok would they request their conveyancer to move forward with searches.
I am purchasing a new build house in Bodelwyddan with the aid of help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not disclose to my conveyancer about this extras as it may put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Bodelwyddan I like with amenity areas and transport links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Bodelwyddan for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.