I am acquiring a house without a mortgage in Gwynedd. I have been residing for the previous Seventeen years in Gwynedd. Conveyancing searches are exorbitant. As I have knowledge of the area and road intimately must I have all the conveyancing searches?
If you not getting a home loan, then the vast majority of the Gwynedd conveyancing searches are at your discretion. Your conveyancer will try and steer you, perhaps strongly, that you should have searches carried out, but she has a professional duty to take that path of guidance. Do consider; if you are intend to sell the house in the future, it could be of interest to your future purchaser what the searches disclose. There are plenty of instances where properties with apparent issues can still reveal negative search results. A competent conveyancing solicitor in Gwynedd will provide you some constructive guidance in this regard.
My Solicitor in Gwynedd is not on the Birmingham Midshires Solicitor Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Birmingham Midshires approved list?
The limited options available to you here include:
- Complete the purchase with your existing Gwynedd solicitors but Birmingham Midshires will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees as well as result in delays.
- Get a new practitioner to act in the conveyancing, not forgetting to check they are on the Birmingham Midshires panel
There is lots of here concerning conveyancing in Gwynedd but can you isolate your top tip for selecting the right conveyancer in Gwynedd
We would encourage you not to base your choice on the cheapest Gwynedd conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We have agreed to purchase a house in Gwynedd. An unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Nottingham your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Gwynedd.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gwynedd solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Gwynedd postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Gwynedd.
2 months have gone by since my purchase conveyancing in Gwynedd completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Gwynedd is where the house is located. Can you offer any opinion?
Flying freeholds in Gwynedd are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gwynedd you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwynedd may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.