We are a couple about to exchange contracts for a freehold house in Deganwy. We encountered a stumbling block. Our mortgage offer with Alliance & Leicester runs out on 12/4/2024 but the owners are putting forward a completion date of 16/4/2024. Can one extend the mortgage expiry date?
The best person to deal with your question is your lawyer who is in a position to assess whether they better off negotiating with the bank, vendor’s representatives, estate agents or possibly all three given the history of your house move to date.
A colleague pointed out to me me that in purchasing a property in Deganwy there could be various restrictions prohibiting external alterations to a property. Is this right?
We are aware of a number of properties in Deganwy which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Deganwy should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Deganwy property lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Planning on purchasing a flat in Deganwy. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Deganwy lawyer is on the Clydesdale conveyancing panel.
What will a local search reveal about the property my wife and I buying in Deganwy?
Deganwy conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search plays an important part in most Deganwy conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Deganwy?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Deganwy. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I have just had an offer agreed on a house and had meeting on Monday with HSBC for the mortgage. They warned me that when it comes to appointing a conveyancer that unless they are on their approved panel of lawyers then we will have to pay out an additional fee of £250+. This is is due to the fact that they will then have to select a solicitor to act for them in addition to the one we choose to act for ourselves and we assume responsibility for their costs. I have requested HSBC to supply me with a list so I can seek quotes only from their approved conveyancers but was told they dont have such a list to hand over. What would be the best way of going about this?
Ask HSBC what their panel criteria is for a solicitor.Then ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for HSBC historically. Where the answer to those is yes, then just clarify this with HSBC. Alternatively please utilise our search tool and we should be able to locate a conveyancing practitioner in Deganwy on the panel for HSBC.