We were just about to exchange contracts for a freehold house in Llandudno. We encountered a snag. Our mortgage offer with Norwich and Peterborough Building Society expires on 22/10/2025 but the sellers are insisting on a completion date of 24/10/2025. Is it possible to extend the mortgage expiry date?
The person best placed to deal with your issue is your lawyer who should assess whether he or she is should be discussing with the lender, seller’s conveyancers, estate agents or conceivably all parties taking into account what has gone on in your conveyancing to date.
If you had a top tip for selecting a conveyancing solicitor in Llandudno what would it be?
We would encourage you not to go for the lowest Llandudno conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have a mortgage agreed in principle with Santander. Llandudno conveyancing practitioners were appointed. How long does it take for Santander to send the offer to the solicitor?
Some lenders take longer than others. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am currently in the process of buying my council flat in Llandudno. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I have been told that property searches are the number one cause of delay in Llandudno conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Llandudno.
About to purchase a new build flat in Llandudno. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Llandudno
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.
I have been sourcing a conveyancing solicitor in Llandudno for my purchase. Can I review a solicitor's complaints history with the legal regulator?
One can review documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.
Is it true that a Llandudno conveyancing solicitor has court proceedings brought against them by clients for failing to conduct the right conveyancing investigations?
Our attention has not be brought to such a Llandudno conveyancing matter but according to a recent report, clients acquiring a home in Cumbria successfully sued their property lawyer due to development permission to build a wind farm failing to be picked up in conveyancing searches.
If you are buying in Llandudno It is important that your lawyer carry out all Llandudno conveyancing searches needed to ensure you have accurate and up to date information ahead of purchasing a home in Llandudno.