Me and my partner are soon to exchange buying a property in Llanddulas but as a consequence of wreckage from the recent storms I have managed to agree compensation from the seller in the sum of three thousand pounds taking the form of a reduction in the price. I had intended this to be dealt with as part of a side agreement however Yorkshire BS will not permit this. Why were they notified?
Any solicitor being on the Yorkshire BS approved list is required to inform Yorkshire BS of any variations to the purchase price. If you were to refuse your solicitor to notify the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new property lawyer for your conveyancing in Llanddulas.
Me and my partner are purchasing a house in Llanddulas. It might be a silly question but how we can trust a solicitor? At some point we have to put money into their account. What is the protection we have from them run away with our money?
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 have today made my last payment due on my mortgage with RBS. I assume I don't need a Llanddulas conveyancer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Llanddulas. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
three months have gone by following my purchase conveyancing in Llanddulas completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 residence 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.
I am looking for a leasehold apartment up to £195,000 and identified one close by in Llanddulas I like with amenity areas and station nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Llanddulas suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage that many years may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Taking into account that I am about to spend over three hundred thousand on a house in Llanddulas I would like to talk to a conveyancer about myhome move prior to instructing the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer due to be doing your conveyancing in Llanddulas.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Llanddulas should be the amount on the final invoice that you end up paying.