Am I correct in assuming that the fact that my solicitor in Beddgelert is not on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Beddgelert conveyancing firm and enquire why they are no longer on the approved list for your lender.
My grandfather passed away last year and as sole heir and executor I was left the property in Beddgelert. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
I am buying a victorian detached house in Beddgelert. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to see if these alterations are permitted?
Your solicitor will review the registered title as conveyancing in Beddgelert can on occasion identify restrictions in the title documents which prohibit categories of alterations or require the permission of a 3rd party. Certain extensions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with Aldermore. I assume I don't need a Beddgelert solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I have a mortgage with Kent Reliance for my property in Beddgelert. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
You must advise Kent Reliance prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel solicitor.
We are four weeks into a freehold purchase having been recommend to conveyancers by the local agent to execute conveyancing in Beddgelert. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new solicitors?
A lawyer would have to be really bad to suggest replacing them. Has the mortgage offer been issued? In the event that it has you will need to inform them of the new solicitor and ensure the loan are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company approved list to avoid escalating expenses and complications. That should be your starting point. Our find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Beddgelert
I want to rent out my leasehold apartment in Beddgelert. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Your lease dictates relations between the landlord and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Beddgelert do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
Leasehold Conveyancing in Beddgelert - Sample of Queries before Purchasing
Is the freehold reversion owned jointly by the tenants? It is important to be aware whether window replacement or some other major work is coming up to be shared by the leaseholders and could well materially increase the the maintenance charges or necessitate a specific invoice. How long is the Lease?