I am hoping to receive a mortgage offer from Halifax. My intention is to enlist the help of a Licensed Conveyancer in Llanbedr. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Llanbedr. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you intend to refinance then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being difficult. The Llanbedr solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Virgin Money have agreed my mortgage in principle, my bid on a flat in Llanbedr has been agreed to, what happens next?
Your estate agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Contact Virgin Money or your broker and finish off any appropriate documentation. Virgin Money will instruct a valuer who will get in touch with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Virgin Money will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llanbedr.
My sealed bid on a property in Llanbedr has been accepted, the vendors do nevertheless have an associated purchase. The sellers have placed an offer on a property, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Llanbedr. What should be my next step? When should I get the mortgage application with Yorkshire BS started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then survey, Llanbedr conveyancing search costs, etc). First, you must check that your solicitor is on the Yorkshire BS conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a hot market many purchasers would apply for the mortgage with Yorkshire BS and pay for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in Llanbedr.
As co-executor for the estate of my grandfather I am selling a property in Cardiff but I am based in Llanbedr. My conveyancer (who is 250 miles awayrequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Llanbedr to attest this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Llanbedr
I am on look out for some leasehold conveyancing in Llanbedr. Before I get started I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Llanbedr - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a 2 bed flat in Llanbedr, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar flats in Llanbedr with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2090
With only 65 years left to run we estimate the price of your lease extension to range between £13,300 and £15,400 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
I pay a maintenance contribution for my property in Llanbedr. Due to losing my job and personal issues I fell behind with payments. I negotiated a clearance plan but there is still in the region of £1750 outstanding at the current time.
I now wish to sell and I am concerned this will threaten to derail the sale if I have to discharge the arrears in advance. I'd like to sell up and subsequently discharge the debt from the proceeds - is this achievable?
It would be wise to clarify with the conveyancing practitioner handling your Llanbedr conveyancing but it might be possible to agree for the outstanding amount to be passed to the purchasers. The contractual price they pay would be reduced to reflect the amount of debt they take on. They would then pay the arrears after completion of the sale.