Last July we completed a house move in Llanrwst. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Llanrwst?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Llanrwst. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire referred to as a Seller’s Property Information Form. If the information provided is incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Llanrwst.
We have a mortgage agreed in principle with HSBC. Llanrwst conveyancing solicitors have been appointed. How long does it take for HSBC to send the offer to the lawyer?
There is no definitive answer here. Have HSBC conducted the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Llanrwst solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Nationwide have agreed my mortgage in principle, my bid on a house in Llanrwst has been accepted, now what?
Your property agent will wish to know who your solicitors are (make sure the solicitors are on the lender’s panel). Contact Nationwide or your financial adviser and finish off any relevant documentation. Nationwide will instruct a valuer who will get in touch with the estate agent or vendor to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanrwst.
How does conveyancing in Llanrwst differ for new build properties?
Most buyers of new build or newly converted property in Llanrwst contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Llanrwst tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Llanrwst or who has acted in the same development.
In my capacity as executor for the estate of my grandfather I am selling a residence in Neath but live in Llanrwst. My lawyer (who is 235 miles awayneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Llanrwst who can attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Llanrwst based
Can I find out who is the owner of a house in Llanrwst?
Provided the premises is registered with HM Land Registry, and you have requisite details of the location of the property, you should be able to see results from the the Land Registry of the registered proprietor for a fee.