Recently contacted my conveyancing solicitor in Moelfre who completed the legal work two years ago asking for a conveyancing quote based on the same type of house move (a leasehold residence and a freehold premises) of almost identical values with a loan from Chelsea Building Society. It looks as though am now being charged twice the amount. Better the devil I know or do I try and find an alternative conveyancer?
The estimate does seem a little steep. If you you were to look around you could decrease the fees marginally by as much as a hundred pounds. That being said, providing that you were content with the conveyancing the firm provided you maycome to regret choosing an a cheaper solicitor. Don't forget to be sure that the solicitor can represent Chelsea Building Society. Do employ our search tool to locate a Moelfre conveyancing firm on the Chelsea Building Society approved list of lawyers, which can often include conveyancing solicitors in Moelfre.
Finally the sale completed on my house in Moelfre last September but the buyer keeps telephoning daily to say his lawyer needs to hear from mysolicitor. What should have happened now that I have sold?
Following your house sale your solicitor should deliver the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer must also evidence that the legal charge in favour of the lender has been paid off to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Moelfre.
The Moelfre conveyancing lawyers that I appointed last week on my house acquisition in Moelfre have suddenly shut down. They were on acting for me because I needed a solicitor on the Barclays conveyancing panel and my previous Moelfre lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Are all Moelfre Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved firms?
It is true that some lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Is it the case that all Moelfre solicitor firms on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be overseen by the SRA. Some banks do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Moelfre solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Moelfre postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Moelfre.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Moelfre. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Moelfre
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Moelfre I like with a park and transport links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Moelfre suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan the shortness of the lease may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.