My fiance and I are looking to acquire a flat in Glan Conwy and have instructed a Glan Conwy conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. HSBC Bank have this afternoon contacted us to advise us that they have now hit a problem as our Glan Conwy conveyancer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Glan Conwy lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We are buying a flat and require a conveyancing solicitor in Glan Conwy who is on the Nationwide conveyancing panel. Could you point me in the right direction as regards a 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 Nationwide . We don't recommend any particular firms conducting conveyancing in Glan Conwy.
Is it necessary to pay for insurance to address the risk of chancel repairs when buying a residence in Glan Conwy?
Unless a prior acquisition of the house took place after 12 October 2013 you may assume that lawyers handling conveyancing in Glan Conwy to remain recommending a chancel search and or insurance against a claim.
I have recentlybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Glan Conwy for a purchase of a freehold house 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make 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.
Completion is due on the disposal of our £125,000 apartment in Glan Conwy in just under a week. The management company has quoted £312 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Glan Conwy?
Glan Conwy conveyancing on leasehold flats normally involves the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be content to do so. They are entitled to charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration charges, without which the charge is not strictly payable. In reality one has little choice but to pay whatever is demanded should you wish to sell the property.
I invested in buying a ground floor flat in Glan Conwy, conveyancing formalities finalised in 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Glan Conwy with an extended lease are worth £222,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2094
With 70 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
I have finally had an offer on an maisonette in Glan Conwy agreed to, the owner does however have a dependent purchase. The current proprietors have offered on a property, although it’s not yet tied up, and has viewings of other apartments in the pipeline. I have selected a local conveyancing lawyer in Glan Conwy. What do I do now? At what point do I apply for the mortgage with Lloyds?
It is usual to have apprehensions where there is a chain given your reluctance to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Glan Conwy conveyancing search fees, etc). First, you must check that your lawyer is on the Lloyds conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market some buyers would apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with the conveyancing in Glan Conwy.