Completed the sale of my flat in Gwynedd last June but our buyer keeps calling every few hours complaining that their conveyancer needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Post completion of your sale your solicitor is obliged to forward the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been discharged to the buyers lawyers. There is unlikely to be post completion requirements unique to conveyancing in Gwynedd.
My husband and I are purchasing a newbuild flat in Gwynedd with a residential mortgage from Platform Home Loans Ltd.We would like to retain our Gwynedd conveyancing practitioner but Platform Home Loans Ltd advised that her practice is not on their "panel". We have to appoint a Platform Home Loans Ltd panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, a common one being that lawyers needs to be on the Platform Home Loans Ltd conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd
Will commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Gwynedd?
Many commercial conveyancing solicitors in Gwynedd will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Gwynedd. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gwynedd.
For every commercial conveyancing transaction in Gwynedd it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Gwynedd commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Gwynedd.
I have recently realised that I have 68 years left on my flat in Gwynedd. I am keen to get lease extension but my freeholder is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. In some cases a specialist would be helpful to try and locate and prepare a report to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court overseeing Gwynedd.
I own a studio flat in Gwynedd, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Gwynedd with over 90 years remaining are worth £211,000. The ground rent is £45 per annum. The lease runs out on 21st October 2088
You have 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
I have been told by various family members that it may take 6-8 weeks for Gwynedd conveyancing to complete.This was four weeks ago. The paperwork was only received from the vendors conveyancing practitioner last week so now does it countdown?
Don't bank on moving on a specific date until exchange of contracts takes place. Regardless of the promises the people you are acquiring from or selling to make, or your financial adviser gives don't count on them. More frustration is caused to home movers by false promises than anything else.