My wife and I are looking to acquire a house in Corwen and have instructed a Corwen conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Godiva Mortgages Ltd have this evening contacted us to inform me that there is now an issue as our Corwen conveyancer is not on their conveyancing panel. What do we do from here?
If you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Corwen solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Can I use your services to locate a Conveyancing solicitor in Corwen even if I’m not buying or disposing of a house, for instance if I intend to acquire a shop in Corwen with a mortgage from Lloyds TSB Bank?
Our comparison service is predominantly used to help choose domestic conveyancing solicitors in Corwen but we have set out towards the bottom of this page some Corwen commercial conveyancing firms. You should speak with the solicitors directly to see if they are also authorised to represent Lloyds TSB Bank
A colleague advised me that if I am purchasing in Corwen I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Corwen conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Corwen around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Corwen Education with maps and statistics, Local Amenities and other useful information about Corwen.
Just had an offer accepted on a new build flat in Corwen. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Corwen
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
What does commercial conveyancing in Corwen cover?
Non domestic conveyancing in Corwen covers a broad array of advice, supplied by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer 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.