Can you explain why leasehold purchase conveyancing in Harlech is more expensive?
Harlech leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I am considering remortgaging my property in Harlech, does my lawyer need to be on the UBS Conveyancing panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
What will a local search reveal regarding the property we're purchasing in Harlech?
Harlech conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Harlech conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I have a renovated Georgian house in Harlech. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harlech and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the work.
I am purchasing a new build house in Harlech benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my lawyer about this extras as it will jeopardize my loan with the bank. Is this normal?.
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.
Are there any apps to assist me to locate a Harlech solicitor on the The Mortgage Works conveyancing panel? I am a keen cyclist and am prepared to travel upto 25miles to meet the conveyancer.
Feel free to make use of the tool on this page. Please select a bank and your location and you will see a number of Harlech conveyancing lawyers located nearest you. We have listed some Harlech conveyancing firms at the bottom of this page and you can telephone them to see if they are on the The Mortgage Works member panel