I have given 8 weeks notice to my existing landlord and have to be out of my rented flat in Harlech by the end of next month. Conveyancing on my purchase has just started. Can I complete in six weeks as don't want to have to move into temporary accommodation?
The normal practice is not to provide notice for your lease until your lawyer suggests that you should. Assuming that you have not already done so, notify to your lawyer and request that they cajole the owners solicitors, try to get a realistic time scale from them that all parties will work towards
I am looking to buy a flat and require a conveyancing solicitor in Harlech who is on the Clydesdale approved. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Clydesdale in certain locations such as Harlech. We dont recommend any particular firm.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Harlech?
There are two types of lawyers who can carry out conveyancing in Harlech namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or acquisition of property. Both are required to handle Harlech conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be properly carried out and that all necessary procedures should be suitably followed.
I am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being difficult. The Harlech solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase flat in Harlech. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Harlech conveyancing practitioner is on the Santander conveyancing panel.
How does conveyancing in Harlech differ for new build properties?
Most buyers of new build property in Harlech come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Harlech typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Harlech or who has acted in the same development.
How and when do I incur stamp duty due for my Harlech house purchase?
The majority of lawyers will fill out a Land Transaction Return Form on your behalf during your Harlech conveyancing transaction for you to sign. After completion your property lawyer will submit the Land Transaction application to the Tax Authorities and - as long as they have the funds - pay any land tax due on your behalf.