In the event thatI were to buy a freehold propertyin Gwynedd for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Gwynedd?
The sole saving you would make on is the disbursement for searches. A conveyancer is required to do the vast majority of work - money laundering, correspond with your vendors lawyer, SDLT submission, register the property etc. A slight saving might be made by not having to register a charge but it won't be significant.
It is 10 years ago since I purchased my house in Gwynedd. Conveyancing lawyers have recently been retained on the sale but I can't find my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your lender or they may still be with the solicitor who handled your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Gwynedd relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
This question may be naive but I am unseasoned as a first time purchaser of a garden flat in Gwynedd. Do I pick up the keys to the house on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Gwynedd?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
We previously appointed conveyancers based in Gwynedd on the Barclays solicitor approved list. They are now charging me a further fee for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. The fee is not set by Barclays but by your Gwynedd property lawyer. Numerous firms on the Barclays panel will levy ’dealing with mortgage’ fee and others do not.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Gwynedd is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Gwynedd?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Gwynedd. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My father has urged me to instruct his lawyers for conveyancing in Gwynedd. Do I take his recommendation?
No doubt the ideal way to select a conveyancing lawyer is to get recommendations from friends or family who have actually used the conveyancer that you are are thinking of instructing.