Can I use your services to find a Conveyancing solicitor in Gwynedd even where I’m not purchasing or selling a house, for instance where I want to acquire a shop in Gwynedd with a mortgage from Bank of Ireland?
The service is mainly there to select residential conveyancing solicitors in Gwynedd but we have set out towards the bottom of this page a few Gwynedd commercial conveyancing firms. You should make contact with the company directly to establish if they can also act for Bank of Ireland
I have 71 years unexpired on my lease and require a lease extension for my apartment in Gwynedd. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 30/7/2021 the requirements read as follows :
Hoping to buy a property located in Gwynedd and I am already nervous. I couldn't find anything specific about Gwynedd. Conveyancing will be needed in due course but do you know about the Gwynedd area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Gwynedd. In the meantime here are some basic statistics that we found
Can you provide any advice for leasehold conveyancing in Gwynedd with the aim of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Gwynedd can be reduced where you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as historic rather than ongoing. You believe that you know the number of years remaining on your lease but it would be advisable verify this via your lawyers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is under 80 years. In the circumstances it is important 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. Some Gwynedd leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should 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 financially capable of paying 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 actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
I purchased a 1st floor flat in Gwynedd, conveyancing formalities finalised November 2003. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Gwynedd with an extended lease are worth £180,000. The ground rent is £65 per annum. The lease terminates on 21st October 2080
With only 59 years unexpired the likely cost is going to be between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive 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 considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
We are in the process of buying a apartment in Gwynedd. Can the lawyer have the amount we are are buying for confidential from the likes of Nestoria. what can I do to ensure this is not noted?
The Land Registry as a matter of law obliged to specify price sold data on a register of the title for residential properties nationwide including premises in Gwynedd. The register of ownership is an open document, so the Land Registry would be breaching their statutory duty if they did not grant access to the register.
You can ask HM Land Registry to withhold the price paid entry however the answer would be in the negative.