My husband and I are hoping to purchase a flat in Moelfre and are in fact using a Moelfre conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. TSB have this afternoon contacted us to inform me that there is now an issue as our Moelfre lawyer is not on their conveyancing panel. Is this a problem?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Moelfre lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We are buying a flat in Moelfre. It might be a silly question but how we can trust a conveyancer? At some point we have to put funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
There are plenty of conveyancing solicitors in Moelfre but how do I know who I should use?
Do not opt for the lowest Moelfre conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in advance.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Moelfre solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. You may wish to consider appointing your own Moelfre surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just had an offer accepted on a new build flat in Moelfre. Conveyancing is daunting 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.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Moelfre
-
Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. 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.
I opted to have a survey carried out on a property in Moelfre in advance of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend not grant a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Moelfre. Conveyancing will be smoother if you use a solicitor in Moelfre especially if they are acquainted with such properties in Moelfre.
In my capacity as executor for the will of my father I am selling a property in Monmouth but live in Moelfre. My conveyancer (approximately 200 kilometers from meneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Moelfre to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Moelfre based
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £325,000 maisonette in Moelfre in 5 days. The landlords agents has quoted £420 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Moelfre?
Moelfre conveyancing on leasehold flats usually results in fees being invoiced by management companies :
-
Addressing pre-contract questions
Where consent is required before sale in Moelfre
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Moelfre Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing
-
It would be a good idea to find out if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Moelfre. If you love the flatin Moelfre yet your dog is not allowed to move with you then you will be presented with a hard decision. Who are the managing agents? How many of the leaseholders are in arrears for their service charge payments?