My partner and I are approaching an exchange on a property in Gwynedd and my mum and dad have sent the ten percent deposit to my conveyancing practitioner. I am now told that as the deposit has been received from someone other than me my conveyancing practitioner needs to disclose this to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your solicitor is legally required to check with lender to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your bank if you agree, failing which, your lawyer must cease to continue acting.
We are purchasing a property in Gwynedd. It might be a silly question but how we can trust a conveyancer? On completion day we will need to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the sole beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Gwynedd. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in August. Do I have to wait half a year to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view lenders take of it, depend on the mortgage company as this clause is primarily there to pick up on subsales or the flipping of properties.
My husband and I are spending time viewing houses in Gwynedd and I am about to put in an offer. Is it best to have a conveyancer on ‘stand by’? I will be getting a mortgage with Coventry BS.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
We are downsizing from our house in Gwynedd and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Gwynedd. We have lived in Gwynedd for 4 years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I decided to have a survey completed on a property in Gwynedd in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks tend not grant a mortgage on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Gwynedd. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Gwynedd to see if the conveyancing will be more expensive.
What does commercial conveyancing in Gwynedd cover?
Gwynedd conveyancing for business premises covers a broad range of advice, offered by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.