We are soon to complete on the purchase of a property in Llandyrnog but as a result of damage from the recent storms I have was able negotiate recompense from the current proprietors of six thousand pounds in the form of a reduction in the price. This was going to be addressed as part of a side agreement but Bank of Ireland are not allowing this. Why were they involved?
Any lawyer being on the Bank of Ireland approved list is obliged to advise Bank of Ireland of any amendments to the sale price. If you were to refuse your conveyancing practitioner to disclose the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancer for your conveyancing in Llandyrnog.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Llandyrnog?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What is the difference between a licensed conveyancer and conveyancing solicitor in Llandyrnog
Two types of professional can perform conveyancing in Llandyrnog namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the disposal or purchase of property. They are both required to perform Llandyrnog conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the requisite procedures will be accurately followed.
I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The Llandyrnog solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llandyrnog solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llandyrnog postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Llandyrnog.
Is it necessary to pay for insurance to cover chancel repairs when acquiring a house in Llandyrnog?
Unless a previous purchase of the house completed post 12 October 2013 you could take it that solicitors handling conveyancing in Llandyrnog to continue to propose a a chancel search and or insurance against a claim.
About to purchase a new build apartment in Llandyrnog. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Llandyrnog
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.