My fiance and I are hoping to purchase a house in Colwyn Bay and have instructed a Colwyn Bay conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays Direct have this morning contacted us to inform me that they have now hit a problem as our Colwyn Bay lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Colwyn Bay lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a property in Colwyn Bay? or I am told that there is an ancient law that means some homeowners residing in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Colwyn Bay?
Unless a previous purchase of the premises took place after 12 October 2013 you may assume that lawyers carrying out conveyancing in Colwyn Bay to continue to suggest a chancel search and or insurance against a claim.
It has been four months since my purchase conveyancing in Colwyn Bay took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 premises 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.
I decided to have a survey carried out on a house in Colwyn Bay ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend not give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Colwyn Bay. Conveyancing may be slightly more expensive based on your lender's requirements.
I am looking for a conveyancing lawyer in Colwyn Bay for my house move. Is there any facility to see a firm’s complaints history with the legal regulator?
You can read presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.
I today plan to offer on a house that seems to be perfect, at a great price which is making it all the more appealing. I have just found out that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Colwyn Bay. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
The majority of houses in Colwyn Bay are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Colwyn Bay so you should seriously consider shopping around for a Colwyn Bay conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.
Colwyn Bay Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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Does the lease contain onerous restrictions? For most Colwyn Bay leaseholds the cost for major works are not incorporated into the service charges, although a few managing agents in Colwyn Bay require leasehold owners to pay into a reserve fund and this is used to offset against larger repairs or maintenance.