I am helping my niece sell her property in Bodelwyddan. Will the conveyancer arrange an energy performance certificate or should I organise this?

After the abolition of Home Packs, energy performance certificates remained a required part of selling a house. An EPC needs to be to hand in advance of the property being advertised. It is not a task that lawyers normally organise. Where you are using a Bodelwyddan conveyancing practitioner they might be able to arrange energy performance certificates due to their contacts with long established local assessors

Is it correct that all Bodelwyddan CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved solicitors?

A selection of lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

After months of negotiation I have agreed a price on a house in Bodelwyddan. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. Shortly after, the conveyancer called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I require quick conveyancing in Bodelwyddan as I am under a deadline to sign on the dotted line inside 3 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not getting a home loan you are at free not to have searches conducted although no solicitor would suggest that you don't. With plenty of history conveyancing in Bodelwyddan the following are instances of issues that can crop up and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who did the conveyancing in Bodelwyddan 10 years ago have long since closed. What do I do?

As long as the title is registered the information relating to your proprietorship will be held by HMLR with a Title Number. It is possible to execute a search at the Land Registry, find your house and get up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £400,000 apartment in Bodelwyddan on Friday in a week. The freeholder has quoted £384 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Bodelwyddan?

Bodelwyddan conveyancing on leasehold apartments often necessitates the purchaser’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries the majority will be content to assist. They are at liberty to invoice a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, otherwise the invoice is not strictly payable. In reality you have little choice but to pay whatever is demanded should you wish to sell the property.

Bodelwyddan Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing

Who is in charge of the building? It is important to be aware whether fixing the lift or some other significant cost is due in the foreseeable future to be shared by the tenants and may well dramatically increase the the maintenance costs or result in a specific payment. Please note that where the lease has fewer than eighty years it will have adverse implications on the marketability of the apartment. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you will be be obliged to have been the owner of the premises for two years in order to be eligible to extend the lease.

My aim is to purchase a ground floor flat in Bodelwyddan. Conveyancing solicitor has been awaiting, from the owner, building insurance schedule. Earlier today I was informed that the owner needs to forward the insurance schedule for the flat above as well. Why would my solicitor need to review the insurance for the flat above? Is it strictly necessary? We have been in hold for the previous month…

It is not unheard of in leasehold conveyancing in Bodelwyddan to find Conveyancing in Bodelwyddan in a minority of cases reveals that the lease requires the tenant's to insure their individual flats as opposed to the landlord insuring the whole property - which is clearly preferable. Do contact your conveyancing practitioner but it would seem that your solicitor is attempting to establish that the complete building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed as a result of lack of insurance cover.