I can't travel far from Glan Conwy. I would like to know the reason why all Glan Conwy lawyers are not on all lender panels?
Lenders tend to impose restrictions on either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that the practice is required to have two or more partners. In addition to restricting the nature of firm, some building societies made a decision to restrict the size of their panel they allow to represent them. It is worth noting that building societies have no accountability for the standard of conveyancing supplied by any Glan Conwy property lawyer on their approved list. Mortgage fraud was the main trigger for the reduction of solicitor panels in the last decade even though there are differing assessments about whether solicitors sat at the center of that fraud. Data from HM Land Registry exposes that thousands of conveyancing firms only conduct less than three conveyances a year. Those advocating conveyancing panel consolidation question why law firms should have claim to remain on a lender panel when it is apparent that property law is not their speciality?
My wife and I changing mortgage lender for our apartment in Glan Conwy with Kent Reliance. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Kent Reliance conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Kent Reliance conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Kent Reliance. This is solely used to protect Kent Reliance if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Kent Reliance had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I have todayfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Glan Conwy for a purchase of a leasehold apartment 12 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can carry out 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 Glan Conwy conveyancing specialists.
I'm buying my first flat in Glan Conwy with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my solicitor about this extras as it may affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking into buying my first house which is in Glan Conwy and I am already nervous. I couldn't find anything specific about Glan Conwy. Conveyancing will be needed in due course but do you know about the Glan Conwy area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Glan Conwy. In the meantime here are some basic statistics that we found
What are your top tips when it comes to finding a Glan Conwy conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Glan Conwy conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Glan Conwy conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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Can they put you in touch with clients in Glan Conwy who can give a testimonial? What volume of lease extensions has the firm carried out in Glan Conwy in the last twenty four months?
I purchased a basement flat in Glan Conwy, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Glan Conwy with a long lease are worth £222,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2096
You have 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.