My wife and I are about to complete on the purchase of a house in Bangor but as a consequence of wreckage from some water damage at the property I have managed to agree recompense from the current proprietors of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Skipton are not allowing this. Why were they approached?
Your lawyer that is on a Skipton conveyancing panel is obliged to inform Skipton of any amendments to the sale price. If you were to refuse your solicitor to report the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancer for your conveyancing in Bangor.
I am in the process of mortgaging my apartment in Bangor, does my lawyer have to be on the Virgin Money Conveyancing panel?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
My bid for a property was accepted at auction in Bangor. Conveyancing is required. What happens now?
Having to all intents and purposes signed on the dotted line you will need to retain a conveyancing practitioner soon as you now have a fast approaching a drop dead date to complete the transaction. Every auction property will have a corresponding auction set of papers. This will include evidence of title and search results. In the case of leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to give this to the solicitor working for you ASAP. Do make sure that your finances are in order to complete on the date specified in the contract.
I happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Bangor. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in March. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many lenders would take a pragmatic view as this obligation primarily exists to capture subsales or the quick reselling of properties.
It is unclear whether my bank requires a lease extension. I have telephoned my Bangor bank branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Bangor conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend in accordance with their specific requirements. I simply don't know who is right.
As long as the solicitor is on the bank panel, she or he must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Do commercial conveyancing searches disclose planned roadworks that may affect a commercial land in Bangor?
Many commercial conveyancing solicitors in Bangor will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Bangor. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bangor.
For every commercial conveyancing transaction in Bangor it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Bangor commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Bangor.
I need to instruct a conveyancing solicitor for residential conveyancing in Bangor. I have discover a site which seems to have the perfect solution If it is possible to get all formalities done via email that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?