My brother and I have lately acquired a house in Glan Conwy. We have since encountered a number of issues with the property which we suspect were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Glan Conwy?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Glan Conwy. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller completes a document called a SPIF. answers provided is incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Glan Conwy.

How does conveyancing in Glan Conwy differ for newly converted properties?

Most buyers of new build residence in Glan Conwy contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because builders in Glan Conwy usually buy the real estate, 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 property lawyers 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 Glan Conwy or who has acted in the same development.

I am downsizing from my home. My previous solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Glan Conwy if that makes a difference.

Do use our search tool to help you find a solicitor for your conveyancing in Glan Conwy. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

We're first time buyers - agreed a price, but the estate agent advised that the owners will only go ahead if we appoint the agent's chosen conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Glan Conwy

It is improbable the sellers are behind this. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Glan Conwy conveyancing solicitors - not the ones that will provide the estate agent a commission or hit his conveyancing thresholds demanded by corporate headquarters.

Can you provide any top tips for leasehold conveyancing in Glan Conwy with the aim of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Glan Conwy can be bypassed where you appoint lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the purchasers’ solicitors.
Some Glan Conwy leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic rather than ongoing. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Glan Conwy state that internal structural changes or laying down wooden flooring require a licence from the Landlord acquiescing to such changes. Should you dont have the consents to hand you should not communicate with the landlord without contacting your conveyancer in advance. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

Glan Conwy Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

How many of the leaseholders are in arrears for their service charge payments? The answer will be important as a) areas can result in problems for the block as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have a dispute with the running of the building you will need to have all the details Be sure to enquire if there is anything that is prohibited in the lease. For example it is reasonably common in Glan Conwy leases that pets are not allowed in certain buildings in Glan Conwy. If you love the apartmentin Glan Conwy however your cat can’t live with you then you will be presented with a hard decision.