We note that you have a search directory listing firms on the Nottingham conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Caernarfon?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Caernarfon.
Please explain the implications if my solicitor is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Caernarfon?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Caernarfon. The Caernarfon property was put into my name in November. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates 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 might be caught by that. How sensible a view lenders take of it, depend on the mortgage company as this obligation is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
How can we know in advance if a Caernarfon conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Caernarfon obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being difficult. The Caernarfon solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
I am buying a property and the conveyancer has mentioned Chancel Repair for which the property could be obligated to contribute to as it falls into the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Caernarfon
Unless a prior acquisition of the property completed after 12 October 2013 you can expect lawyers handling conveyancing in Caernarfon to continue to suggest a chancel search and or chancel repair liability policy.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Caernarfon I like with amenity areas and railway links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Caernarfon in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass 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 speak to your conveyancing solicitor regarding this matter.
I have just started marketing my basement apartment in Caernarfon.Conveyancing lawyers have not yet been instructed but I have just had a half-yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal given that all rents and service invoices should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process