My son-in-law is purchasing a newly built flat in Dolwyddelan with a mortgage from Santander. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are planning to acquire a house and require a conveyancing solicitor in Dolwyddelan who is on the Virgin Money conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Dolwyddelan.
I am buying a new build flat in Dolwyddelan. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Dolwyddelan you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Dolwyddelan.
We have agreed to purchase a house in Dolwyddelan. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As you are obtaining a mortgage with Nationwide your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to Nationwide where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Dolwyddelan.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Dolwyddelan conveyancer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Yorkshire BS have agreed my home loan in principle, my bid on a apartment in Dolwyddelan has been accepted, what happens next?
Your estate agent will need to be advised as to your property lawyer's details (make sure the solicitors are on the bank’s approved list). Call up Yorkshire BS or your financial adviser and finish off any appropriate paperwork. Yorkshire BS will sellect a valuer who will get in touch with the selling agent or owners to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Dolwyddelan.
We are purchasing a property and the solicitor has raised the issue of Chancel Repair for which the property could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Dolwyddelan
Unless a prior purchase of the premises took place post 12 October 2013 you may assume that solicitors handling conveyancing in Dolwyddelan to continue to suggest a chancel search and or chancel repair liability insurance.
Can you offer any advice when it comes to appointing a Dolwyddelan conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Dolwyddelan conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Dolwyddelan conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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What are the charges for lease extension work? If the firm is not ALEP accredited then why not?
I bought a 1 bedroom flat in Dolwyddelan, conveyancing having been completed in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Dolwyddelan with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2105
With just 80 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.