We are planning to acquire a flat and require a conveyancing solicitor in Glan Conwy who is on the TSB solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Glan Conwy.
I am buying a semi-detached house in Glan Conwy. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Glan Conwy you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Glan Conwy.
I am assisting my mother sell her house in Glan Conwy. Does the solicitor order an energy assessment or should I organise this?
Following the demise of Home Packs, energy performance certificates was left as a compulsory component of moving property. An EPC needs to be commissioned prior to the property being marketed. This is not as aspect of the sale process that solicitors normally organise. If you are instructing a Glan Conwy conveyancing solicitor they might be able to arrange EPC’s due to their relationships with long established Glan Conwy accredited person
We previously chose solicitors with offices in Glan Conwy on the Leeds Building Society solicitor panel. They have just invoiced me a further amount for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer can charge a fee for this. The fee is not dictated by Leeds Building Society but by your Glan Conwy property lawyer. Some firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee but some firms include it on their overall fee.
I had a mortgage agreed in principle with RBS. Glan Conwy conveyancing practitioners are chosen. How long does it take for RBS to issue the offer to the solicitor?
There is no definitive answer here. Have RBS conducted the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I own a terraced Edwardian house in Glan Conwy. Conveyancing lawyer represented me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Glan Conwy and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I would like to sublet my leasehold flat in Glan Conwy. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Even though your last Glan Conwy conveyancing solicitor is no longer available you can review your lease to see if you are permitted to let out the property. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain consent via your landlord or some other party prior to subletting. This means you not allowed to sublet in the absence of first obtaining permission. Such consent should not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.
I am the registered owner of a 2 bed 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 flats in Glan Conwy with over 90 years remaining are worth £211,000. The ground rent is £45 per annum. The lease runs out on 21st October 2087
With only 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.