I have given 2 months notice to my current landlord and have to be out of my rented apartment in Porthmadog by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in 5 weeks as I wish to avoid having to find temporary accommodation?
It is unwise to provide notice for your lease unless exchange of contracts has taken place. Assuming that you have not already done so, notify to your lawyer and request that they seek the assistance the owners solicitors, try to get a realistic time scale from them that all parties will aim towards
I own a freehold premises in Porthmadog yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Porthmadog and has limited impact for conveyancing in Porthmadog but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
Can I be sure that the Porthmadog conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Porthmadog getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.
After much negotiation I have agreed a price on a house in Porthmadog. My financial adviser suggested a conveyancer. I paid an upfront payment of £200. A couple of days later, the lawyer called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Lloyds have agreed my mortgage in principle, my bid on a flat in Porthmadog has been accepted, now what?
Your property agent will wish to be informed of your conveyancer's details (ensure that the solicitors are on the lender’s panel). Call up Lloyds or the broker and finish off any relevant documentation. Lloyds will sellect a valuer who will get in touch with the estate agent or vendor to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Lloyds will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Porthmadog.
Is it necessary to take out insurance to cover chancel repairs when acquiring a residence in Porthmadog?
Unless a previous acquisition of the property completed post 12 October 2013 you could take it that lawyers carrying out conveyancing in Porthmadog to continue to recommend a chancel search and or chancel repair liability insurance.
I used Arc property Solicitors a few years ago for my conveyancing in Porthmadog. Now, I need my documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Porthmadog of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We are a fortnight into a freehold purchase having been recommend to conveyancers by the local agent to handle our conveyancing in Porthmadog. I am am extremely dissatisfied with the level of service. Can you help me find new lawyers?
A solicitor would need to be very bad in order to consider replacing them. Has your mortgage offer been sent? If so you need to inform them of the new contact details and have the offer are issued to the new lawyers. Your solicitor ideally should be on the mortgage company panel to avoid added charges and frustration. So that should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a bank approved conveyancer for your home move in Porthmadog