I am getting closer to an exchange on a flat in Gwynedd and my parents have transferred the 10% deposit to my conveyancing practitioner. I am now told that as the deposit has been sent from someone other than me my lawyer needs to make a notification to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to hold matters up?
The lawyer is legally required to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
We are buying a property and require a conveyancing solicitor in Gwynedd who is on the Bank of Ireland approved 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 Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Gwynedd.
What is your number one tip for finding a conveyancing solicitor in Gwynedd
It would be unwise to be seduced by the lowest Gwynedd conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My bid for a property was accepted at auction in Gwynedd. Conveyancing is required. What is next?
Having legally committed yourself to purchase you should appoint a conveyancing lawyer quickly as you are faced with a pending deadline in which to complete the deal. Every auction property will ordinarily have a corresponding legal pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You need to pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that you have funds organised to complete on the date specified in the contract.
Planning on purchasing a flat in Gwynedd. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gwynedd conveyancing practitioner is on the Coventry BS conveyancing panel.
I have justfound out that Stirling Law have closed. They conducted my conveyancing in Gwynedd for a purchase of a leasehold apartment 12 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to see if the property 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 Gwynedd conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Gwynedd is the location of the property. Is there any guidance you can impart?
Flying freeholds in Gwynedd are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gwynedd you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwynedd may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the estate of my grandmother I am selling a residence in Neath but live in Gwynedd. My solicitor (approximately 300 kilometers awayhas requested that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Gwynedd who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Gwynedd based