We see that you have a search directory identifying firms on the Nottingham conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Betws Y Coed?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Betws Y Coed.
I happen to be the single beneficiary of my late mum's estate and I have everything in my name now, including the house in Betws Y Coed. The Betws Y Coed property was put into my name in September. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as though I had purchased the house in September. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some lenders would take a pragmatic view as this obligation is primarily there to capture subsales or the quick reselling of properties.
I am currently in the process of buying my council flat in Betws Y Coed. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
Completion of my purchase has taken place for my property in Betws Y Coed. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
The deeds to my house can not be found. The conveyancers who dealt with the conveyancing in Betws Y Coed 4 years ago have long since closed. What do I do?
You no longer need to have the physical original deeds to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Betws Y Coed differ for new build properties?
Most buyers of new build property in Betws Y Coed come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Betws Y Coed tend to purchase the land, 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 accustomed to new build conveyancing in Betws Y Coed or who has acted in the same development.
What does commercial conveyancing in Betws Y Coed cover?
Betws Y Coed conveyancing for business premises covers a broad array of advice, provided by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.