We are purchasing a flat and require a conveyancing solicitor in Glan Conwy who is on the TSB conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Glan Conwy.
I'm the only recipient of my late father’s will with all property in now in my sole name, including the house in Glan Conwy. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the house in September. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some mortgage companies would take a practical view as this provision is principally there to capture the purchase and immediately sell or the quick reselling of property.
I have decided to exercise my right to buy my property in Glan Conwy off the council. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Glan Conwy is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just acquired a semi-detached house in Glan Conwy , What is the estimated time for the Land Registry to record the transfer to my name? My Glan Conwy conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.
As far as conveyancing in Glan Conwy is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry have to notify any third parties. Currently in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration takes place once the purchaser is living at the premises so 'speed' is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.
I am purchasing my first flat in Glan Conwy with a mortgage from Yorkshire Building Society. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my lawyer about this extras as it would adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
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.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one near me in Glan Conwy I like with a park and transport links nearby, the downside is that it only has 61 years on the lease. There is not much else in Glan Conwy in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
As co-executor for the estate of my aunt I am selling a property in Monmouth but live in Glan Conwy. My conveyancer (based 300 kilometers awayhas requested that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Glan Conwy to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Glan Conwy