We are planning to acquire a house and require a conveyancing solicitor in Kinmel Bay who is on the Clydesdale approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Kinmel Bay.
My Conveyancer in Kinmel Bay is not listed on the Godiva Mortgages Ltd Conveyancing Panel. Is it possible for me to continue with my prefered solicitor even though they are excluded from the Godiva Mortgages Ltd panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Kinmel Bay lawyers but Godiva Mortgages Ltd will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees and result in delays.
- Choose an alternative practitioner to to deal with the conveyancing, not forgetting to check they are Godiva Mortgages Ltd approved.
- Try to convince your Godiva Mortgages Ltd based solicitor to try to join the Godiva Mortgages Ltd panel
My aunt pointed out to me me that in purchasing a property in Kinmel Bay there could be a number of restrictions preventing external changes to the property. Is this right?
There are a number of properties in Kinmel Bay which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Kinmel Bay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm in the throws of looking at flats in Kinmel Bay and I am now considering a potential offer. Is it wise to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Clydesdale.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are seeking a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Kinmel Bay building society branch on various occasions and was told they are content with the situation and they will lend. My Kinmel Bay conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. Who do I believe?
Your lawyer must follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying a house and the solicitor has mentioned Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Kinmel Bay
Unless a previous acquisition of the house completed after 12 October 2013 you could expect solicitors handling conveyancing in Kinmel Bay to continue to recommend a chancel search and or chancel repair liability policy.
Just had an offer accepted on a new build apartment in Kinmel Bay. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Kinmel Bay
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Can I determine who is the owner of a house in Kinmel Bay?
Provided the property is registered with the Land Registry, and you have sufficient details of the location of the premises, you should be able to view details from the the Land Registry of the registered proprietor for a fee.