Recently contacted my conveyancing solicitor in Trefriw who acted for me two years ago and wanted a conveyancing quote based on an identical type of house move (a leasehold residence and a freehold property) of similar values with a loan from Platform Home Loans Ltd. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative conveyancer?
The costs illustration is slightly on the expensive side. Where you are content to spend time scrutinising costs you may be able to trim some of the expense by say £100 plus VAT. That being said, if you were pleased with the conveyancing the firm gave you mightlive to regret choosing an a cheaper conveyancer. If is important to enquire the conveyancer can also act for Platform Home Loans Ltd. Do utilise our search tool to get a quote a Trefriw conveyancing firm on the Platform Home Loans Ltd conveyancing panel, which can often include conveyancing solicitors in Trefriw.
It is a dozen years since I purchased my home in Trefriw. Conveyancing solicitors have recently been retained on the sale but I am unable to find my deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by the lender or they may be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Trefriw involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
My mortgage company has recommended solicitors on their panel based in Trefriw but I would rather use a conveyancing lawyer in Trefriw round the corner to me. Can you help?
Far from all Trefriw conveyancing solicitors are listed all banks conveyancing panel. Use the above search tool to choose a Trefriw conveyancing firm on the on the mortgage company panel.
Last month we had a mortgage agreed in principle with Kent Reliance. Trefriw conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
Some lenders take longer than others. Have Kent Reliance done the valuation? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Trefriw property lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I was told three weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Trefriw is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the input of my in-laws I had a survey completed on a house in Trefriw in advance of appointing lawyers. I have been told that there is a flying freehold element to the property. The surveyor advised that some lenders will refuse to give a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Trefriw. Conveyancing will be smoother if you use a solicitor in Trefriw especially if they are acquainted with such properties in Trefriw.
I have just started marketing my ground floor flat in Trefriw. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual as all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Trefriw - Sample of Questions you should consider Prior to buying
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Does the lease contain onerous restrictions? Can you inform me if there are any major works in the near future that will increase the maintenance fees? Best to be warned whether changing the roof or some other significant cost is anticipated to be shared by the tenants and could well materially impact the level of the service charges or require a specific invoice.