I opted for a high street firm for my conveyancing in Glan Conwy today. Reviewing the Ts and Cs I seeI am liable for costs even if the sale doesn't happen. Would I be best advised to select a web based solicitor practice promising no-sale-no-fee conveyancing in Glan Conwy?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be more expensive to cover the conveyances that abort. Dont forget that these schemes rarely protect you from disbursements for instance Glan Conwy conveyancing search costs.
Our Glan Conwy lawyer has spotted an inconsistency when comparing the information in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Glan Conwy?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Glan Conwy. 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…’
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Glan Conwy I like with a park and railway links nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Glan Conwy for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price 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 commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Am I right to be suspicious about 3rd parties that I am dealing with are suggesting a web based conveyancing firm rather than a local Glan Conwy conveyancing firm?
As is the case with lots of professional services, often referrals from relatives can be most helpful. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to choose. Sometimes these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the endorsement. You have the discretion to select your preferred lawyer. Don't forget that most banks specify a panel list of conveyancers you are obliged to use for the lender related work in your house move.