As someone unfamiliar with conveyancing in Snowdonia what’s the number one tip you can impart concerning the legal transfer of property in Snowdonia
You may not hear this from too many lawyers but conveyancing in Snowdonia and elsewhere in Gwynedd is an adversarial process. In other words, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the legal transfer of property. E.g., the vendor, estate agent and sometimes the bank. Selecting a solicitor for your conveyancing in Snowdonia an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to protect your legal interests and to protect you.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. We recommend that you should always trust your solicitor ahead of the other parties in the home moving process.
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Snowdonia with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are purchasing a property and the lawyer has identified Chancel Repair to which the property may be obligated to contribute to as it falls into the area of such a church. She has suggested insurance. Is this strictly necessary for conveyancing in Snowdonia
Unless a previous purchase of the property took place after 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in Snowdonia to continue to propose a a chancel search and or insurance against a claim.
4 months have elapsed since my purchase conveyancing in Snowdonia completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Snowdonia benefiting from help to buy. The sellers refused to budge the amount so I negotiated £7000 of additionals instead. The sale representative told me not disclose to my solicitor about this extras as it would jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my uncle I am selling a property in Swansea but live in Snowdonia. My conveyancer (based 300 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Snowdonia who can attest this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Snowdonia based