I am assisting my mother sell her flat in Holyhead. Will the solicitor order an energy performance certificate or do I organise this?
After the demise of HIPs, energy assessments was retained a required component of selling a property. An EPC needs to be commissioned before the property is advertised. It is not a task that solicitors ordinarily arrange. Where you are instructing a Holyhead conveyancing practitioner they may be able to arrange energy assessments given their relationships with long established local accredited person
is it true that all Holyhead conveyancing solicitors on the Aldermore conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.
I had a mortgage agreed in principle with RBS. Holyhead conveyancing solicitors are chosen. How long does it take for RBS to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have RBS done the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I'm buying my first flat in Holyhead with a mortgage from Barnsley Building Society. The developers would not move on the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my lawyer about this side-deal as it may affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Holyhead is the location of the property. Can you offer any guidance?
Flying freeholds in Holyhead are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Holyhead you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holyhead 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 residence.
I am 17 days into a leasehold purchase having been recommend to solicitors by the estate agent to handle our conveyancing in Holyhead. We are not happy. Could you you assist me in finding new lawyers?
A solicitor would need to be very bad in order to consider changing them. Has your mortgage been generated? If so you will need to inform them of the new lawyer and have the loan are re-issued. Your conveyancer needs to be on the banks approved list to avoid escalating charges and delays. So that should be your first question of the new lawyers. The search tool will assist you in finding a bank approved lawyer for your home move in Holyhead
What makes a Holyhead lease unacceptable for security purposes?
Leasehold conveyancing in Holyhead is not unique. All leases are individual and drafting errors can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations
You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I acquired a 1st floor flat in Holyhead, conveyancing having been completed in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Holyhead with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease terminates on 21st October 2076
With 51 years left to run we estimate the premium for your lease extension to be between £30,400 and £35,200 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
Why am I unable to complete my conveyancing in Holyhead on a bank holiday?
Because on completion the sale price needs to be transferred electronically between the banks of the purchaser and owner’s conveyancing practitioner and at present this can only take place on a working day. It is not possible to complete on a saturday or sunday either.