We were just about to sign contracts for a property in Deganwy. We have hit a problem. The loan offer with Birmingham Midshires expires on 24/1/2022 but the owners are putting forward a completion date of 26/1/2022. Is it possible to prolong the loan expiry date?
The best person to deal with your concern is your conveyancer who is in a position to assess if he or she is corresponding with the lender, owner’s solicitors, property agents or conceivably all parties based on what has gone on in your conveyancing to date.
We note that you have a post code search directory listing firms on the Yorkshire BS conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Deganwy?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Deganwy.
I am being told by my lawyer that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Deganwy?
The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am expecting a AIP from TSB 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 TSB recommend any Deganwy solicitors on the TSB 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 TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Deganwy solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Deganwy postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Deganwy.
My brother has urged me to use his conveyancing solicitors in Deganwy. Should I choose my own solicitor?
There are no two ways about it the best way to choose a conveyancing solicitor is to get feedback from friends or family who have previously instructed the firm you're contemplating using.
I would like to rent out my leasehold apartment in Deganwy. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your previous Deganwy conveyancing lawyer is not available you can check your lease to see if you are permitted to let out the property. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain permission from your landlord or some other party prior to subletting. The net result is you not allowed to sublet without first obtaining permission. Such consent must not not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
Deganwy Leasehold Conveyancing - A selection of Queries before Purchasing
How much is the ground rent and service charge? The answer will be useful as a) areas may cause problems in the block as the communal areas may begin to deteriorate where services are not paid for b) if the tenants have an issue with the running of the building you will want to know about it