I am assisting my mother sell her property in Conwy. Will the conveyancer arrange the energy assessment or should I organise this?
After the abolition of Home Information Packs, energy performance certificates remained a compulsory element of moving house. An energy assessment needs to be to hand before the property is marketed. This is not a task that solicitors ordinarily arrange. If you are instructing a Conwy conveyancing practitioner they might be willing to arrange energy performance certificates given their contacts with reputable local providers
My bid for a property was accepted at auction in Conwy. Conveyancing is necessary. What happens now?
Having exchanged you must choose a conveyancing practitioner quickly as you now have a fast approaching a drop dead date to complete the conveyancing. Every auction property will ordinarily have a corresponding legal set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must give this to the conveyancer instructed by you ASAP. Do make sure that your finances are in order to complete on the on the contractual date .
I am expecting a DIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Conwy solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Conwy solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I used Arc property Solicitors several years ago for my conveyancing in Conwy. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Conwy of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Conwy differ for new build properties?
Most buyers of new build residence in Conwy come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because builders in Conwy usually acquire 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 property lawyers 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 Conwy or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Conwy prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend refuse to give a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Conwy. Conveyancing may be slightly more expensive based on your lender's requirements.
My father has urged me to instruct his conveyancing solicitors in Conwy. Do I take his recommendation?
There are no two ways about it the ideal way to select a conveyancing lawyer is to seek guidance from friends or relatives who have actually used the conveyancer you're are thinking of instructing.