How up to date is your database of Dolgellau solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Dolgellau conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
My wife and I are at the point of looking at apartments in Dolgellau and I am about to put in an offer. Should I already have a lawyer in place at this point? I intend to finance via a mortgage with Co-operative.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with TSB. I assume I don't need a Dolgellau solicitor on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
About to purchase house in Dolgellau. 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 Yorkshire BS 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 Dolgellau property lawyer is on the Yorkshire BS conveyancing panel.
How does conveyancing in Dolgellau differ for newly converted properties?
Most buyers of new build residence in Dolgellau contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because builders in Dolgellau usually purchase the land, 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 accustomed to new build conveyancing in Dolgellau or who has acted in the same development.
I am looking for a leasehold apartment up to £195,000 and found one near me in Dolgellau I like with amenity areas and transport links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Dolgellau in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I have appointed a Dolgellau conveyancing solicitor for our home move (FTB’s) and have spotted in the Ts and Cs that they are not regulated by the FCA. Need I be concerned or is that the norm with property lawyer?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are regulated by the SRA, who dictate stringent obligations regulating funds held on client account.