Do the conveyancing lawyers listed on your site handle right to buy conveyancing in Glan Conwy?
We work with numerous conveyancing lawyers carrying out right to buy conveyancing work You should get in touch with us to get a costs calculation.
It is 10 years ago since I bought my home in Glan Conwy. Conveyancing solicitors have just been instructed on the sale but I am unable to locate the title documents. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be retained by the lender or they could be archived with the solicitor who oversaw your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Glan Conwy involves registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Glan Conwy. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
Where you intend to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I'm purchasing my first flat in Glan Conwy with a loan from Barnsley Building Society. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The house builders rep told me not inform my conveyancer about the deal as it would affect my mortgage with Barnsley Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the guidance of my in-laws I had a survey completed on a property in Glan Conwy prior to retaining lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may refuse to issue a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Glan Conwy. Conveyancing will be smoother if you use a solicitor in Glan Conwy especially if they are familiar with such properties in Glan Conwy.
What makes a Glan Conwy lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Glan Conwy. All leases are individual and legal mistakes in the legal wording can result in certain clauses are wrong. The following missing provisions could result in a defective lease:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. Insurance obligations
You will have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, The Mortgage Works, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to withdraw.
Glan Conwy Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
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Is the freehold reversion owned jointly by the tenants? Be sure to discover if the the lease includes any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Glan Conwy. If you love the flatin Glan Conwy however your dog can’t live with you then you have a very difficult compromise.