I am planning to acquire a property and need a conveyancing solicitor in Holyhead who is on the The Royal Bank of Scotland solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Holyhead. We dont recommend any particular firm.
We are purchasing a victorian detached house in Holyhead. We would like to carry out an extension to the side at the house.Will legal due diligence on the property include investigations to see if these alterations were previously refused?
Your conveyancer will review the deeds as conveyancing in Holyhead can on occasion reveal restrictions in the title documents which prohibit categories of works or require the consent of another owner. Many extensions require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
We had chosen solicitors locally in Holyhead on the Principality solicitor panel. They are now charging me a further charge for dealing with the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not dictated by Principality but by your Holyhead conveyancer. Some firms on the Principality panel will levy ’dealing with mortgage’ fee and others do not.
The formalities of my remortgage has taken place for my property in Holyhead. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Me and my brother have a terraced Victorian property in Holyhead. Conveyancing lawyer represented me and Halifax. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
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 Holyhead and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the work.
I am purchasing a new build house in Holyhead with a mortgage from Aldermore. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not reveal to my solicitor about this extras as it will adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
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 element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Holyhead is where the house is located. Can you offer any opinion?
Flying freeholds in Holyhead are unusual 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 diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holyhead may determine 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 premises.
We are one month into a residential purchase having been directed to solicitors by the local agent to execute conveyancing in Holyhead. I am am very disappointed with the quality of service. Could you you assist me in finding new lawyers?
They would need to be really poor in order to consider changing them. Has the mortgage offer been sent? In the event that it has you need to inform them of the replacement conveyancer and get the mortgage documents are re-issued. The conveyancer should be on the banks approved list to avoid added expenses and delays. So that should be your starting point. The find a solicitor tool should help you find a bank approved conveyancer for your conveyancing in Holyhead