We were just about to exchange contracts for a property in Llanbrynmair. We encountered a stumbling block. The mortgage offer with Bank of Scotland expires on 25/2/2026 but the sellers are putting forward a completion date of 27/2/2026. Can one extend the loan offer?
The best person to deal with your question is your solicitors who is in a position to determine whether he or she is corresponding with the mortgage company, owner’s solicitors, estate agents or possibly all parties given what has happend in your conveyancing to date.
This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Llanbrynmair. Do I pick up the keys to the house on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Llanbrynmair?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I have decided to exercise my right to buy my property in Llanbrynmair off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I am selling my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being a right pain. The Llanbrynmair solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I need some quick conveyancing in Llanbrynmair as I am under an ultimatum to exchange contracts in less than one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
As you are not obtaining a home loan you are at free not to do searches although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Llanbrynmair the following are examples of issues that can show up and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
It has been four months following my purchase conveyancing in Llanbrynmair concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How straightforward is it to use the search facility to select a conveyancing practitioner in Llanbrynmair on the panel for my mortgage?
1st select a bank such as Yorkshire Building Society, Coventry Building Society or Clydesdale then type in your preferred area for example Llanbrynmair. Conveyancing firms in Llanbrynmair and further afield should be identified.
As co-executor for the will of my grandfather I am selling a house in Monmouth but live in Llanbrynmair. My solicitor (based 200 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Llanbrynmair who can witness this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Llanbrynmair