I have given 2 months notice to my current landlord and must be out of my let out property in Glan Conwy by 26/3/2026. Conveyancing for my house purchase is underway. Can I complete in six weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to serve notice for your letting unless exchange of contracts has taken place. Assuming that you have not previously done so, speak to your conveyancer and request that they chase the owners lawyers, try to an agreed time frame that everyone will look to achieve
Why do I have to pay up front for my conveyancing in Glan Conwy?
Where you are retaining lawyers for conveyancing in Glan Conwy your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the purchase price then this should be needed shortly before exchange of contracts. Any further balance that is needed will be payable shortly before completion.
What will a local search tell me concerning the property we're buying in Glan Conwy?
Glan Conwy conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in most Glan Conwy conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
How does conveyancing in Glan Conwy differ for new build properties?
Most buyers of new build or newly converted property in Glan Conwy contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because builders in Glan Conwy tend to acquire 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 conveyancing solicitors 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 used to new build conveyancing in Glan Conwy or who has acted in the same development.
I have been recommended by a few estate agents in Glan Conwy to choose a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to market your services rather than a competitor’s?
We refuse to give any referral fee for directing people in our direction. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've recently bought a leasehold property in Glan Conwy. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Glan Conwy Leasehold Conveyancing - Examples of Queries before buying
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How much is the ground rent and service charge? How is the lease structured? Plenty Glan Conwy leasehold properties will have a service charge for maintenance of the block set on behalf of the freeholder. Where you buy the flat you will have to meet this liability, usually quarterly during the year. This may differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a ground rent for you to pay annual, this is usually not a large sum, say around £50-£100 but you need to check it because on occasion it could be many hundreds of pounds.