Souldinstructing a Caernarfon conveyancing firm make the legal process smoother?
Caernarfon is a special area, where neighbourhood knowledge counts for a lot. The laid-back lifestyle is great – just not for your home move. The property lawyers that we endorse display vast Caernarfon insight with a proactive, hands-onattitude that helps everything runs smoothly. It is a distinct advantage if they benefit from good rapport with mortgage brokers, search providers, valuers and counterpart Caernarfon conveyancing firms
Do the conveyancing practitioners that you recommend execute auction conveyancing in Caernarfon?
There are a number of niche lawyers we can connect you with those specialising in auction conveyancing. Caernarfon is one of the many locations in which our lawyers cover.
I am the registered owner of a freehold property in Caernarfon yet charged rent, why is this and what is this?
It is rare for properties in Caernarfon and has limited impact for conveyancing in Caernarfon but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
We are buying a 4 bedroom semi-detached house in Caernarfon. The intention is to carry out a loft conversion at the property.Will legal work on the property include investigations to determine if these works are allowed?
Your property lawyer should check the registered title as conveyancing in Caernarfon can occasionally reveal restrictions in the title documents which prevent certain changes or necessitated the permission of another owner. Many works call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Last month we had a mortgage agreed in principle with Co-operative. Caernarfon conveyancing practitioners have been selected. How long does it take for Co-operative to forward the offer to the conveyancer?
There is no definitive answer here. Have Co-operative conducted the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Caernarfon building society branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Caernarfon conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your solicitor has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was advised by three or four local estate agents in Caernarfon to choose a property lawyer on your site. Is there a financial advantage for Estate Agents to market your site rather than a competitor’s?
We don’t make any commission for directing people in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I happen to be an executor of my recently deceased parent's Will, with a house in Caernarfon which is to be marketed. The bungalow has never been registered at the Land Registry and I'm told that many estate agents will insist that it is done before they'll proceed. What's the mechanism for this?
In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.