I am the registered owner of a freehold property in Llanberis but still pay rent, why is this and what is this?
It’s unusual for properties in Llanberis and has limited impact for conveyancing in Llanberis but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Llanberis. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Principality will require that you use a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
Me and my partner are buying a house in Llanberis. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit money into their account. What protection do we have from them run away with our deposit?
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.
I happen to be the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Llanberis. The Llanberis property was put into my name in October. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view lenders take of it, depend on the lender as this provision is chiefly there to pick up on the purchase and immediately sell or the flipping of properties.
Can I be sure that the Llanberis conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Llanberis getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.
The deeds to my home can not be found. The solicitors who handled the conveyancing in Llanberis 5 years ago no longer exist. Will I be able to sell the house?
In today’s world there are copies made of almost everything, and your lawyer will be aware exactly where to look for all the suitable documentation so you can purchase or dispose of your property without a hitch. Where duplicates are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
I'm purchasing my first flat in Llanberis benefiting from help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my lawyer about this side-deal as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I am looking to sell my property. My former conveyancers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Llanberis if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Llanberis. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.