Much to our surprise we have been told by our IFA that my Penmaenmawr lawyer is not on the lender Solicitor panel. What can I do to be certain if this is indeed the case?
Your first step should be to contact your Penmaenmawr conveyancer. You lawyer should inform you of the situation. If they are not on the panel they may recommend you to a Penmaenmawr conveyancing practice that is on the approved list of lawyers for your mortgage company.
Is there a reason why leasehold purchase conveyancing in Penmaenmawr is more expensive?
In summary, leasehold conveyancing in Penmaenmawr and Conwy usually warrants extra hours of investigation compared to freehold transactions. This includes lease investigation, corresponding with the landlord about the service of appropriate notices, obtaining up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
The Penmaenmawr conveyancing firm that I recently instructed on my purchase in Penmaenmawr have suddenly shut down. I chose them because I needed a lawyer on the Lloyds conveyancing panel and my previous Penmaenmawr 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?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. 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 Lloyds 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 help.
This question may be naive but I am new to the process as a first time purchaser of a two bedroom flat in Penmaenmawr. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Penmaenmawr?
On the day of completion you will not be required to attend the conveyancers office in Penmaenmawr. Your solicitors will transfer the completion advance to the seller's solicitors, and once they have received this, you will be able to receive the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I'm the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Penmaenmawr. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in November. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most banks would take a pragmatic view as this provision primarily exists to capture subsales or the quick reselling of properties.
When it comes to mortgage companies such as Skipton, do Penmaenmawr solicitors incur a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend solicitors offering fixed fees for commercial conveyancing in Penmaenmawr for under 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Penmaenmawr, including the sale and acquisition of businesses as well as simply property. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or telephone us so that we may provide you with comprehensive commercial conveyancing quote.
In my capacity as executor for the will of my uncle I am disposing of a house in Cardiff but reside in Penmaenmawr. My solicitor (who is 260 miles from merequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Penmaenmawr who can witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in Penmaenmawr