I am in the throes of transferring my domestic mortgage to a BTL Britannia mortgage. I have been informed by my broker that I require a conveyancer for this. I got in contact with my former Colwyn Bay conveyancing solicitor who acted on my behalf when I previously bought the house. The fee calculation provided of just over five hundred pounds is an eye-watering amount to do this as its a refinance than a sale or purchase.
The estimate fees appear a bit high. If you you were to look around you could get the conveyancing a bit cheaper by say £100 plus VAT. That being said, assuming were pleased with the legal work the firm offered you couldcome to regret choosing an an unknown conveyancer. Remember to be sure the firm can represent Britannia. Do make use of our search tool to locate a Colwyn Bay conveyancing firm on the Britannia approved list of lawyers, which can often include conveyancing solicitors in Colwyn Bay.
A colleague recommended that where I am buying in Colwyn Bay I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Colwyn Bay conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Colwyn Bay around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Colwyn Bay Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Colwyn Bay.
I used Action Conveyancing several years past for my conveyancing in Colwyn Bay. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Colwyn Bay of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Colwyn Bay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Colwyn Bay are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Colwyn Bay you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colwyn Bay may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What advice can you give us when it comes to choosing a Colwyn Bay conveyancing practice to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Colwyn Bay conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Colwyn Bay conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
-
If they are not ALEP accredited then what is the reason?
I inherited a studio flat in Colwyn Bay, conveyancing having been completed in 2012. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Colwyn Bay with an extended lease are worth £260,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2101
You have 75 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
We have been informed by numerous friends to expect 6-8 weeks for Colwyn Bay conveyancing to complete.This was four weeks ago. The draft contract was only forwarded from the vendors conveyancer a couple of days ago so does the time start running now?
Do not bank on moving on a set date until contracts are exchanged. Whatever assurances the people you are purchasing from or selling to make, or your solicitor makes don't rely on them. More frustration is caused to home movers by unfulfilled assurances than anything else.