We are looking to buy a house and need a conveyancing solicitor in Llandudno Junction who is on the HSBC conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Llandudno Junction.
A colleague pointed out to me me that in buying a property in Llandudno Junction there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Llandudno Junction which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Llandudno Junction should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have a mortgage agreed in principle with Virgin Money. Llandudno Junction conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Barclays have agreed my home loan in principle, my offer on a house in Llandudno Junction has been accepted, what happens next?
The property agent will wish to be advised as to your lawyer's details (be sure the property lawyers are on the lender’s panel). Contact Barclays or the financial adviser and finalise any relevant forms. Barclays will sellect a valuer who will get in contact with the estate agent or owners to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Barclays will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Llandudno Junction.
Me and my brother own a renovated Georgian property in Llandudno Junction. Conveyancing lawyer acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llandudno Junction and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing solicitor who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Llandudno Junction is where the house is located. Can you offer any opinion?
Flying freeholds in Llandudno Junction are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandudno Junction you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandudno Junction may decide 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 property.
I am using a search engine for the phrase on line conveyancing in Llandudno Junction it shows results of numerous conveyancerslocally. With so much choice what is the best way to find the right property lawyer for me?
The ideal method of seeking a suitable conveyancer is through a trusted testimonial, so ask friends and relatives who have purchased a property in Llandudno Junction or the local estate agent or financial adviser. Fees for conveyancing in Llandudno Junction vary, so it's a good idea to secure a minimum of three estimates from varying types of companies. Dont forget to clarify what costs in the quote includes.