Do banks and building societies provide you with an approved list of Barmouth conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?

Barmouth conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.

It has been 3 months following my purchase conveyancing in Barmouth concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Barmouth differ for new build properties?

Most buyers of new build premises in Barmouth approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in Barmouth usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Barmouth or who has acted in the same development.

We're first time buyers - had an offer accepted, but the agent advised that the owners will only move forward if we appoint the agent's recommended solicitors as they want an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Barmouth

It is highly unlikely the vendors are behind this. Should the vendor want ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your own,trusted Barmouth conveyancing firm - rather thanthe ones that will earn the estate agent a referral fee or meet his conveyancing figures demanded by senior management.

What are your top tips when it comes to choosing a Barmouth conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Barmouth conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Barmouth conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

If the firm is not ALEP accredited then what is the reason? What are the costs for lease extension work?

Barmouth Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

On the whole the cost for major works tend not to be included within service charges, although there some managing agents in Barmouth ask tenants to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. It is important to be aware if fixing the lift or some other significant cost is pending to be shared between the tenants and could well materially increase the the service charges or necessitate a one off invoice. Does the lease have onerous restrictions?