Much to our surprise we have been notified by our IFA that my Llanybydder solicitor is not on the mortgage company Solicitor panel. How can I be certain if this is indeed the case?
You need to call your Llanybydder lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
The owners have rather pushy vendors who has insisted on a exclusivity contract with a down payment 10k. Are such agreements sensible?
Lock out contracts are agreements between a property owner and prospective buyer giving the buyer a ‘clear field’ to purchase the property for a limited period of time. Essentially, an exclusivity is a document specifying that you will have a contract at a later time which is the contract for the actual sale. It is generally utilised for buyer assurance though in some cases, the seller may enjoy an upside from such agreements as well. There are many positives and negatives to having them but you need to check with your conveyancer but note that it may end up costing you extra in conveyancing fees. For these reasons these agreements are rare when it comes to conveyancing in Llanybydder.
My grandfather passed away last year and as sole heir and executor I was left the house in Llanybydder. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Given you intend to refinance then UBS will require that you use a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
We are getting a further advance on our mortgage from Yorkshire BS as we want to carry out improvements to our property in Llanybydder. Are we obliged to choose a local Llanybydder solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS do not ordinarily instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
I am currently in the process of buying my council flat in Llanybydder. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
HSBC have agreed my home loan in principle, my bid on a house in Llanybydder has been accepted, now what?
The estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Call up HSBC or your financial adviser and finish off any appropriate paperwork. HSBC will instruct a valuer who will get in touch with the selling agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. HSBC will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanybydder.
I opted to have a survey completed on a property in Llanybydder in advance of appointing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks will not issue a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanybydder. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Llanybydder and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Llanybydder