I have given 2 months notice to my current landlord and have to leave my rented flat in Trefriw by the end of next month. Conveyancing on my purchase has just started. Can I complete in 4 weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to give notice on a rental until exchange of contracts has taken place. Assuming that you have not already done so, update to your conveyancer and request that they chase the owners side, try to get a realistic time scale from them that everyone will look to achieve
We wanted to use a conveyancing solicitor in Trefriw for our home move. Our broker has since notified us that our bank The Mortgage Works won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most mortgage companies had a different appetite for risk. Almost all Trefriw conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms concerning their operations and their employees and establishing certain criteria such a completing on a minimum volume of transactions. Many Trefriw conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Trefriw is one of the many locations where the solicitors we list are are approved The Mortgage Works.
A colleague advised me that in purchasing a property in Trefriw there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Trefriw which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Trefriw should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on a house in Trefriw. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £200. Soon after, the property lawyer called me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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.
About to purchase house in Trefriw. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Trefriw property lawyer is on the TSB conveyancing panel.
We are buying a house and the solicitor has mentioned Chancel Repair to which the property could be obligated to pay given it’s proximity to the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Trefriw
Unless a previous purchase of the house took place after 12 October 2013 you can assume that lawyers delivering conveyancing in Trefriw to continue to advocate a chancel search and or chancel repair liability policy.
Are there restrictive covenants that are commonly identified as part of conveyancing in Trefriw?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Trefriw. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We are in the process of buying a property in Trefriw. Could our conveyancing practitioner have the amount we are are purchasing for confidential from sites such as Nestoria. what can I do to make sure this is not noted?
HMLR are legally obliged to note price sold data on the official title for residential properties nationwide which includes premises in Trefriw. The Title Register is a public document, so HM Land Registry would be breaching their statutory obligations if they failed to grant access to the register.
You can make a request of the Land Registry to withhold the price paid data however the answer will be in the negative.