We hired a local lawyer for our conveyancing in Harlech recently. Reviewing the fine print it is apparent thatwe are on the hook for fees even where the conveyance does not complete. Would I be best advised to choose a web based conveyancing brokerage promoting no move no charge conveyancing in Harlech?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to counteract the cases that do not go ahead. Please beware that such promotions generally do not protect you from outlay e.g. Harlech conveyancing search costs.
Me and my partner are purchasing a property in Harlech. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to send money into their account. What is the protection we have from them run away with our monies?
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.
We previously selected solicitors located in Harlech on the RBS solicitor panel. They have just billed me an additional amount for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The fee is not set by RBS but by your Harlech property lawyer. Some firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.
We were going to get a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Harlech solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Harlech solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Harlech?
Many commercial conveyancing solicitors in Harlech will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Harlech. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Harlech.
For each commercial conveyancing transaction in Harlech it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Harlech commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Harlech.
I have justbecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Harlech for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest method to see 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 Harlech conveyancing specialists.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Harlech. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Harlech ?
The majority of houses in Harlech are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Harlech so you should seriously consider looking for a Harlech conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your solicitor should appraise you on the various issues.
I inherited a 1 bedroom flat in Harlech, conveyancing formalities finalised May 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Harlech with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2100
With 75 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
My conveyancers in Harlech have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.