My wife and I have recently appointed a conveyancing solicitor in Glan Conwy. I need to find out whether they are on the Nationwide Building Society conveyancing panel. Could you advise?
You should call the solicitor and enquire if they can act for the bank. Alternatively you can get in touch with Nationwide Building Society who may be able to assist.
My wife and I are buying a flat in Glan Conwy. I might seem paranoid but how we can trust a solicitor? At some point we will need to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Glan Conwy solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being difficult. The Glan Conwy solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various online forums that I have come across warn that are the primary cause of stalling in Glan Conwy conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Glan Conwy.
I decided to have a survey completed on a property in Glan Conwy in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders will not give a mortgage on such a house.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Glan Conwy. Conveyancing may be slightly more expensive based on your lender's requirements.
How difficult is it to transfer to a new conveyancer as I need to select one who is on the Bank of Ireland conveyancing list. I instructed a local conveyancing solicitor in Glan Conwy round the corner but the firm is not accepted by Bank of Ireland
It would be our pleasure to assist you find a conveyancing solicitor in Glan Conwy on the Bank of Ireland panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Glan Conwy. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Glan Conwy.
Having checked my lease I have discovered that there are only 68 years unexpired on my flat in Glan Conwy. I now wish to get lease extension but my landlord is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. On the whole an enquiry agent should be helpful to carry out a search and to produce an expert document to be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering Glan Conwy.
Glan Conwy Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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Who takes responsibility for maintaining and repairing the block? You should want to discover as much as possible regarding the company managing the block as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the communal areas. Enquire of prospective neighbours if they are happy with them. On a final note, investigate as to the dates that the service fees are due to the relevant party and specifically how they are spending that money.