I am purchasing residence in Dolgellau. My Conveyancer is not listed on the bank conveyancing list. Am I still permitted to appoint my Dolgellau conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
One must use a conveyancer to deal with the legal work required when you require a mortgage to buy your home. They will carry out all the appropriate due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in order. One may select a Dolgellau property lawyer of your choosing. Nevertheless, where the conveyancing practitioner appointed is not a member of the lender solicitor panel further costs will arise as separate legal representation will be need by the mortgage company. Conveyancing panel applications may be submitted, so if your lawyer has not in the past sought membership they can do so.
I am due to exchange on the purchase of a house in Dolgellau but as a result of wreckage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £3k by way of a deduction in the price. This was going to be addressed as part of amending the contract but Clydesdale are not allowing this. Why were they informed?
Any solicitor that is on the Clydesdale approved list is duty bound to inform Clydesdale of any changes to the sale price. If you were to refuse your lawyer to disclose the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancing practitioner for your conveyancing in Dolgellau.
What does my ID and proof of funds have anything to do with my conveyancing in Dolgellau? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you are required to sign should reaffirm this. Your lender will also require certain documents to be viewed. If you are unwilling to provide ID verification documents, your solicitor can not take you on as a client.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Dolgellau. Do I collect the keys to the premises on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in Dolgellau?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you should be invited to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I happen to be the only beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Dolgellau. The Dolgellau property was put into my name in December. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in December. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Most banks would take a practical view as this clause primarily exists to capture subsales or the flipping of property.
We were going to get a OIP from Co-operative 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 Co-operative recommend any Dolgellau solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dolgellau solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one near me in Dolgellau I like with amenity areas and transport links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Dolgellau suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.