I have given 8 weeks notice to my current landlord and must leave my let out property in Caerwys by 27/11/2025. Conveyancing on my purchase has just started. How realistic is it to complete in six weeks as don't want to have to move into temporary accommodation?
Generally one should not serve notice on a rental until you have exchanged. Assuming that you have not already done so, notify to your lawyer and request that they seek the assistance the owners solicitors, try to get a realistic time scale from them that everyone will look to achieve
Please explain the implications if my lawyer’s firm is removed from the Lloyds Conveyancing panel ahead of completing my conveyancing in Caerwys?
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.
four months have elapsed following my purchase conveyancing in Caerwys took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Caerwys differ for new build properties?
Most buyers of new build premises in Caerwys approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Caerwys tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Caerwys or who has acted in the same development.
In my capacity as executor for the estate of my father I am selling a house in Swansea but reside in Caerwys. My conveyancer (approximately 200 kilometers awayrequires that I sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Caerwys who can attest and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Caerwys based
Expecting to complete next month on a garden flat in Caerwys. Conveyancing solicitors have said that they report fully next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Caerwys should include some of the following:
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You should know whether the lease allows you to change or upgrade anything in the flat- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether permission is required The physical extent of the property. This will be the apartment itself but may include a roof area or cellar if applicable. Repair and maintenance of the premises Are you allowed to have a pet in the flat? Alterations to the premises
Leasehold Conveyancing in Caerwys - Sample of Queries before Purchasing
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Where a Caerwys lease has fewer than eighty years it will have adverse implications on the marketability of the apartment. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Caerwyslease extensions you will be be obliged to have been the owner of the property for a couple of years in order to be entitled to extend the lease. Who are the managing agents? Are there any major works anticipated that will increase the maintenance costs?