Me and my fiance are acquiring a leasehold flat in Dolwyddelan. My lawyer is not listed on the lender approved list. Is it possible for me to retain my Dolwyddelan conveyancing solicitor even though they are excluded from the bank panel?
Various options include
- Proceed with your existing Dolwyddelan conveyancer but your mortgage company will need to use a conveyancing practitioner from their approved panel. This will result in additional charges and likely interruption.
- Choose a new conveyancer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your property lawyer to do everything within their powers to get listed on the mortgage company panel of solicitors
I have given 2 months notice to my current landlord and have to leave my rented apartment in Dolwyddelan by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in 4 weeks as don't want to have to find short term accommodation?
The normal practice is not to give notice on a rental until you have exchanged. Assuming that you have not previously done so, contact to your lawyer and urge them to they seek the assistance the owners solicitors, try to a target completion date that everyone will aim to achieve
It is is a decade since I purchased my house in Dolwyddelan. Conveyancing solicitors have recently been appointed on the sale but I can't track down my title documents. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be kept by the lender or they could be in the possession of the solicitor who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Dolwyddelan involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
How do I find out if the solicitor conducting my conveyancing in Dolwyddelan is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays Direct thus paying £192.00 in additional conveyancing charges.
You should take advantage of the find a conveyancing panel solicitor tool on this site. Pick the lender and type ‘Dolwyddelan’ or your preferred area and you will be presented with numerous solicitors located in Dolwyddelan or by proximity to you.
We are downsizing from our property in Dolwyddelan and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Dolwyddelan. We have lived in Dolwyddelan for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Estate agents have just been given the go-ahead to market my ground floor apartment in Dolwyddelan. Conveyancing has not commenced, but I have just received a half-yearly maintenance charge demand – Do I pay up?
The sensible thing to do is clear the service charge as usual because all ground rent and maintenance invoices should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a split level flat in Dolwyddelan, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Dolwyddelan with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2101
With 75 years left to run the likely cost is going to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.