My brother-in-law has suggested I instruct a conveyancing solicitor in Colwyn Bay. I need to find out if they are on the Accord Mortgages Ltd approved list of lawyers. Can you assist?
The first thing you should do is call your solicitor and enquire if they can act for the bank. Otherwise please call Accord Mortgages Ltd who may be able to help.
Forgive me if this question is silly but I am new to the home buying as FTB of a garden flat in Colwyn Bay. Do I receive the keys to the house on the completion date from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Colwyn Bay?
On the day of completion you will not be required to attend the conveyancers office in Colwyn Bay. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
We had instructed conveyancers located in Colwyn Bay on the Nationwide solicitor panel. They are now charging me an additional sum for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. The charge is not dictated by Nationwide but by your Colwyn Bay property lawyer. Plenty of firms on the Nationwide panel will levy ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Colwyn Bay solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Colwyn Bay surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have todaybeen informed that Action Conveyancing have closed. They carried out my conveyancing in Colwyn Bay for a purchase of a leasehold flat 18 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Colwyn Bay conveyancing specialists.
How does conveyancing in Colwyn Bay differ for new build properties?
Most buyers of new build or newly converted property in Colwyn Bay come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Colwyn Bay usually buy the real estate, 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 conveyancers 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 Colwyn Bay or who has acted in the same development.
I am looking for a flat up to £235,500 and identified one round the corner in Colwyn Bay I like with a park and station nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Colwyn Bay for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
How easy is it to change a solicitor as I need to find a Colwyn Bay based one who is on the mortgage company conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet instructed a solicitor to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Colwyn Bay that you're thinking of instructing.