Finally the sale completed on my house in Dolwyddelan last May yet the purchaser is SMS messaging daily complaining that their conveyancer needs to hear from mine. What should have happened following completion?
After completion of your house sale your conveyancer is obliged to deliver the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your lawyer should also confirm that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion requirements peculiar conveyancing in Dolwyddelan.
We have agreed to purchase a house in Dolwyddelan. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As your lender is HSBC your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Dolwyddelan.
My partner and I are in the throws of looking at apartments in Dolwyddelan and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I am planning to take a home loan with Virgin Money.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Dolwyddelan off the council. I have a mortgage offer with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I have been told that property searches are the main cause of hinderance in Dolwyddelan conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Dolwyddelan.
Are there restrictive covenants that are commonly identified during conveyancing in Dolwyddelan?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Dolwyddelan. 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…’
Is it best to go with a Dolwyddelan conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can handle the conveyancing however her office is 400kilometers away.
The primary upside of using a high street Dolwyddelan conveyancing firm is that you can visit the firm to sign paperwork, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were happy that should surpass using an unfamiliar Dolwyddelan conveyancing lawyer just because they are local.