My wife and I are about to complete on the purchase of a house in Llanfairfechan but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the current proprietors of £3k in the form of a reduction in the price. I had intended this to be addressed as part of a side agreement however Skipton are not allowing this. Why were they involved?
Any property lawyer being on a Skipton approved list is duty bound to disclose to Skipton of any amendments to the purchase price. If you were to refuse your solicitor to disclose the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancing practitioner for your conveyancing in Llanfairfechan.
I own a freehold premises in Llanfairfechan yet charged rent, why is this and what is this?
It is rare for properties in Llanfairfechan and has limited impact for conveyancing in Llanfairfechan but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My grandmother passed away last year and as sole heir and executor I was left the property in Llanfairfechan. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Where you plan to refinance then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
My wife and I purchasing a detached bungalow in Llanfairfechan. The intention is to carry out a loft conversion at the property.Will legal investigations on the property involve enquiries to determine if these works were previously refused?
Your property lawyer should review the registered title as conveyancing in Llanfairfechan can on occasion reveal restrictions in the title documents which prohibit categories of changes or need the permission of a 3rd party. Many extensions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
My solicitor has informed me that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Llanfairfechan?
The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Llanfairfechan conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Should I be suspicious that third parties that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Llanfairfechan conveyancing practice?
As is the case with lots of service providers, often input from connections can be worth their weight in gold. But there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders might all suggest solicitors to instruct. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are at liberty to choose your preferred conveyancer. However, bear in mind that some lenders specify a panel list of law firms you have to use for the lender related work in your home move.