Me and my husband are acquiring an apartment in Criccieth. My lawyer is not on the mortgage company approved list. Am I still permitted to continue with my Criccieth conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?
One will need to use a conveyancing practitioner to complete the formalities when you require a mortgage to purchase your property. The solicitor will conduct all the necessary investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. You can instruct a Criccieth property lawyer of your choosing. Nevertheless, where the solicitor appointed is not on the mortgage company conveyancing panel additional charges will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so provided your lawyer has not previously sought membership they should take the chance to apply.
It is a dozen years since I bought my property in Criccieth. Conveyancing lawyers have recently been appointed on the sale but I am unable to locate the title deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be with the mortgage company or they may be in the possession of the lawyers who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Criccieth relates to registered property but in the rare situation where your home is unregistered it is more tricky but is resolvable.
What is your number one tip for finding a conveyancing solicitor in Criccieth
Do not opt for the lowest Criccieth conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Forgive me if this question is silly but I am unseasoned as a first time buyer of a ground floor flat in Criccieth. Do I receive the keys to the property on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Criccieth?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you will be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
How can we tell if a Criccieth conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Criccieth getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your conveyancing.
Can you provide any top tips for leasehold conveyancing in Criccieth from the point of view of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Criccieth can be avoided if you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ lawyers. A minority of Criccieth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as over rather than ongoing. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 75 years. It is therefore important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
Criccieth Leasehold Conveyancing - A selection of Queries before Purchasing
It would be wise to find out as much as possible concerning the company managing the building as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters such as the upkeep of the common parts. Don't be shy to ask prospective neighbours what they think of them. Finally, find out the dates that you are obliged pay the maintenance charge to the relevant party and specifically how they are spending that money. What restrictions exist in the Criccieth Lease?
Being a tenant I am on the hook for a maintenance contribution for my appartment in Criccieth. As a result of poor financial planning I slipped into arrears with payments. The freeholders agreed a payment schedule but there is still three grand outstanding as of today.
I am under pressure to dispose of the property and I am worried this may hold me back if I have to pay off the arrears first. Do I have to settle before - is this achievable?
Do speak with the solicitor conducting your Criccieth conveyancing but one option could be to agree for the arrears to be passed to the purchasers. The contractual price they pay would be reduced to reflect the amount of debt they assume. They could then deal with the arrears after completion of the purchase.