My wife and I are approaching an exchange on a house in Llanberis and my parents have sent the ten percent deposit to my property lawyer. I am now told that as the deposit has been received from someone other than me my conveyancing practitioner needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?
The conveyancer is duty bound to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
Having sold my house in Llanberis last August but my buyer keeps Skype messaging every few hours to say their conveyancer is waiting to hear from mine. What should have happened now that I have sold?
Following your disposal your lawyer is duty bound to deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your conveyancer should also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There is unlikely to be post completion requirements just for conveyancing in Llanberis.
Do I need to take out insurance to address the risk of chancel repairs when acquiring a house in Llanberis?
Unless a previous purchase of the property completed after 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Llanberis to continue to propose a a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Llanberis is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llanberis are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanberis you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanberis may determine 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 residence.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Llanberis and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial leaseholders, granting the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Llanberis