I require conveyancing for a flat in a fairly new development (five years old) in Llandyrnog. The vast majority the properties are already sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Llandyrnog?
You would be taking a significant risk in not carrying out Llandyrnog conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your conveyancer conducts them. If accelerating the process and cost are primary concerns you should discuss with your conveyancer about the options such as indemnity insurance available to you
We are purchasing a property and require a conveyancing solicitor in Llandyrnog who is on the Clydesdale conveyancing panel. Can you recommend a local conveyancing 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 Clydesdale . We don't recommend any particular firms conducting conveyancing in Llandyrnog.
My brother-in-law has suggested I instruct a conveyancing solicitor in Llandyrnog. I need to find out if they are accepted on the Britannia approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing you should do is phone your lawyer and enquire whether they can act for the bank. Otherwise you can get in touch with Britannia who may be able to confirm.
Please help - my lawyer advises that breach of easement insurance is necessary on my purchase. What is the level of cover for Llandyrnog conveyancing?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I am the only beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Llandyrnog. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in December. Will no one buy the property for half a year?
The CML handbook mandates solicitors 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 affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement is principally there to pick up on subsales or the flipping of property.
I recently had an offer agreed on a house in Llandyrnog. My mortgage broker suggested a property lawyer. I paid an upfront payment of £150. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking for a flat up to £305k and found one close by in Llandyrnog I like with a park and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Llandyrnog for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.