I'm the only recipient of my late father’s will with all property in now in my sole name, including the house in Llanfairfechan. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in March. Is the property unsalable for six months?
The CML handbook mandates conveyancers 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. Most banks would take a sensible view as this clause is chiefly there to capture subsales or the flipping of property.
We had appointed conveyancers locally in Llanfairfechan on the TSB solicitor panel. They have just billed me a further sum for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitor is entitled to charge a fee for this. This charge is not set by TSB but by your Llanfairfechan property lawyer. Plenty of firms on the TSB panel will quote ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Llanfairfechan solicitor on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
My partner and I are planning on selling our house in Llanfairfechan and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Llanfairfechan conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Llanfairfechan. We have lived in Llanfairfechan for 5 years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified as part of conveyancing in Llanfairfechan?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llanfairfechan. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Llanfairfechan with a mortgage from Britannia. The developers refused to move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about this side-deal as it may jeopardize my loan with Britannia. Is this normal?.
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.
In scouring the web for the term conveyancing in Llanfairfechan it reveals many solicitorslocally. With so much choice what is the best way to find the right property lawyer for the sale of my house?
The preferential method of seeking the right conveyancer is via personal referral, so enquire of colleagues and relatives who have bought a property in Llanfairfechan or the local estate agent or financial adviser. Costs for conveyancing in Llanfairfechan differ, so it's sensible to obtain at least four estimates from varying types of solicitors. Be sure to seek confirmation that the fees are fixed.
What do I do if I am not happy with the property lawyer who conducted our conveyancing in Llanfairfechan?
We live in an imperfect world, and unfortunately occasionally matters do not go as planned. That being said there is recourse where you were unhappy with your conveyancing in Llanfairfechan. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.