I am expecting a mortgage offer from Nat West. My intention is to retain the legal services of a Licensed Conveyancer in Old Colwyn. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Old Colwyn conveyancing lawyers were instructed. How long does it take for Coventry BS to forward the offer to the lawyer?
Some lenders take longer than others. Have Coventry BS done the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Old Colwyn. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Old Colwyn.
I am currently in the process of buying my council flat in Old Colwyn. I have a mortgage agreed with Nottingham. 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 have 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I'm converting the mortgage on my existing home to a buy to let mortgage with Norwich and Peterborough Building Society and I will use the ballance of the raised equity towards a second house. The area we are talking about is Old Colwyn. Will your conveyancers be able to act for the two lenders and tie in the two deals?
Make use of our comparison tool on this page to be sure that the conveyancers are approved by both banks. Having checked that they are the conveyancer should be able to connect the two conveyancing matters but you should talk with you solicitor and specify your expectations and requirements.
My husband and I are a fortnight into a freehold purchase having been directed to solicitors by the estate agent to execute conveyancing in Old Colwyn. I am not happy. Could you you assist me in finding new lawyers?
They would need to be very poor to suggest replacing them. Has the mortgage offer been issued? If so you must advise them of the new contact details and ensure the loan are re-sent. Your new conveyancer should be on the banks approved list to avoid supplemental expenses and frustration. That should be your first question of the new solicitors. The search tool can assist you in finding a lender approved solicitor for your home move in Old Colwyn
Having had my offer accepted I require leasehold conveyancing in Old Colwyn. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is registered - and almost all are in Old Colwyn - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a garden flat in Old Colwyn, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Old Colwyn with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2081
With only 57 years unexpired we estimate the price of your lease extension to be between £26,600 and £30,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
How does one remove a deceased person's name from the title deeds for a property in Old Colwyn?
If a Old Colwyn property is jointly owned and one of the proprietors dies, the name will not automatically be removed from the Land Registry title. You are not required to remove their name as in the event of a disposal your lawyer would just need to supply proof why the co proprietor is not a party to the conveyance, usually this is in the form of a grant of probate.
With a view to making things more straight forward for the sale of the property you may arrange to have the deceased person erased from the title entries by applying to HMLR with proof of the death. There is no charge from the Registry for this service.