It is a dozen years since I acquired my home in Deganwy. Conveyancing solicitors have recently been instructed on the sale but I am unable to track down my deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be retained by the lender or they may be archived with the lawyers who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Deganwy involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I have 70 years remaining on my lease and require a lease extension for my apartment in Deganwy. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/4/2024 the requirements read as follows :
What is your number one tip for choosing a conveyancing solicitor in Deganwy
Do not opt for the lowest Deganwy 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 ahead of the deal.
We were going to get a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Deganwy solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Deganwy solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
RBS have agreed my mortgage in principle, my bid on a flat in Deganwy has been accepted, now what?
The property agent will need to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Contact RBS or the broker and complete any appropriate paperwork. RBS will instruct a valuer who will get in contact with the selling agent or vendor to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. RBS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Deganwy.
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Deganwy for a purchase of a freehold house 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Deganwy conveyancing specialists.
How does conveyancing in Deganwy differ for newly converted properties?
Most buyers of new build premises in Deganwy approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because builders in Deganwy tend to buy the real estate, 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 used to new build conveyancing in Deganwy or who has acted in the same development.