The property market in Aberdovey is hotting up. What can I do to expedite matters?

In the event that the seller is applying time constraints to exchange we would recommend that your conveyancer is familiar with the location as they will have local contacts and knowledge. It is possible that they could have handled otherhomes in the same road. Therefore consider using a Aberdovey conveyancing solicitor. Second, ensure that the conveyancing firm is on the lender panel. It is claimed that 18% of Aberdovey conveyancing deals are suspended or derailed after discovering a buyer’s lawyer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the home move being held up by almost 21 days. It is believed that this issue affects in the region of one hundred thousand home moves every year. Most Aberdovey conveyancing practices can not represent certain mortgage companies so do check as early as possible.

My flat in Aberdovey is up for sale and I have accepted an offer. Does my property lawyer have to be on the Nationwide conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.

This question may be naive but I am unexperienced as a 1st time buyer of a ground floor flat in Aberdovey. Do I receive the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Aberdovey?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be called to receive the keys from the selling Agents and move into your new home. Usually this happens early afternoon.

My uncle pointed out to me me that in buying a property in Aberdovey there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?

We are aware of a number of properties in Aberdovey which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Aberdovey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Please help - my lawyer advises that flying freehold insurance is necessary on my purchase. What is the level of cover for Aberdovey conveyancing?

The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Aberdovey?

Unless a previous purchase of the property took place post 12 October 2013 you could assume that lawyers delivering conveyancing in Aberdovey to remain encouraging a chancel search and or chancel repair liability policy.

Last May I purchased a leasehold flat in Aberdovey. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Aberdovey Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

This information is useful as a) areas may cause problems for the block as the communal areas may begin to deteriorate where maintenance are not paid for b) if the tenants have an issue with the managing agents you will need to have full disclosure How much is the service charge and ground rent on the property?