Can your site be used to locate a Conveyancing solicitor in Beaumaris even if I’m not buying or disposing of a house, for example where I intend to acquire an office in Beaumaris with a loan from Norwich and Peterborough Building Society?

The service is predominantly utilised to locate domestic conveyancing solicitors in Beaumaris but we have recorded towards the bottom of this page a selection of Beaumaris commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they are also authorised to represent Norwich and Peterborough Building Society

When it comes to mortgage companies such as Coventry BS, do Beaumaris conveyancing practitioners have to pay a fee to be on the list of approved solicitors?

We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Is there a list of Kent Reliance panel conveyancers in Beaumaris on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings visible on the web. Where you are seeking to appoint a Beaumaris solicitor on the Kent Reliance please make the most of our facility.

I had a mortgage agreed in principle with Coventry BS. Beaumaris conveyancing solicitors were selected. How long does it take for Coventry BS to send the offer to the conveyancer?

Some lenders take longer than others. Have Coventry BS conducted the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I was pointed in your direction by a number of estate agents in Beaumaris to choose a solicitor using your seach tool. Is there a financial upside for Estate Agents to recommend your site rather than a competitor’s?

We refuse to give any financial incentive for sending work in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I need to appoint a conveyancing solicitor for sale conveyancing in Beaumaris. I happened to stumble upon a site which looks to be the ideal solution If there is a chance to get all the legals done via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?

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?

I am employed by a reputable estate agency in Beaumaris where we have witnessed a number of flat sales derailed as a result of short leases. I have received conflicting advice from local Beaumaris conveyancing firms. Please can you shed some light as to whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Beaumaris Leasehold Conveyancing - A selection of Questions you should consider before buying

If a Beaumaris lease has fewer than 80 years it will have adverse implications on the marketability of the property. Check with your lender that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension at some point and you need to have some idea of what this would cost. For most Beaumarislease extensions you would need to own the property for a couple of years in order to be legally able to extend the lease. This information is important as a) areas could cause problems for the building as the common areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the managing agents you will wish to have all the details On the whole the cost for major works tend not to be included within maintenance charges, although some managing agents in Beaumaris obliged tenants to pay into a reserve fund created for the specific intention of building a fund for major repairs or maintenance.