My wife and I are hoping to acquire a house in Glan Conwy and have appointed a Glan Conwy conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Santander have this morning contacted us to advise us that there is now an issue as our Glan Conwy conveyancer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Glan Conwy solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We previously appointed conveyancers located in Glan Conwy on the Santander solicitor panel. They are now charging me a further sum for dealing with the Santander mortgage. Is this an additional conveyancing fee set by Santander?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. This fee is not set by Santander but by your Glan Conwy lawyer. Numerous firms on the Santander panel will quote ’dealing with mortgage’ fee and others do not.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Glan Conwy building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Glan Conwy conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
The lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a house in Glan Conwy. 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 Nottingham 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 Glan Conwy conveyancer is on the Nottingham conveyancing panel.
Just had an offer accepted on a new build flat in Glan Conwy. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Glan Conwy
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.
I am using a search engine for the phrase on line conveyancing in Glan Conwy it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for my move?
The best way of choosing the right conveyancer is through a trusted recommendation, so ask friends and family who have acquired a property in Glan Conwy or the respected estate agent or financial adviser. Costs for conveyancing in Glan Conwy vary, so it's sensible to obtain at least three estimates from varying types of law firms. Dont forget to clarify that the costs are guaranteed not to increase.
I own a leasehold house in Glan Conwy. Conveyancing and Virgin Money mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Glan Conwy who previously acted has long since retired. What should I do?
First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Glan Conwy conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 1 bedroom flat in Glan Conwy, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Glan Conwy with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2087
With just 68 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.