We went with a Penmaenmawr based solicitor for my conveyancing in Penmaenmawr last week. Upon checking the Terms and Conditions it is apparent thatwe are on the hook for charges even if the dealdoes not proceed. Would I be best advised to instruct a web based lawyer advertising no-sale-no-fee conveyancing in Penmaenmawr?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to cover those conveyances that do not go ahead. Also remember that such arrangements generally do not cover expenditure for example Penmaenmawr conveyancing search charges.
we are a couple who are hoping to buy a purpose built flat in Penmaenmawr with a residential mortgage from HSBC Bank.We have a Penmaenmawr conveyancing lawyer but HSBC Bank informed us her practice is not on their "panel". We have to appoint a HSBC Bank panel solicitor or keep our preferred solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that conveyancers will be on the HSBC Bank solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for HSBC Bank
I require fast conveyancing in Penmaenmawr as I have an ultimatum to exchange contracts in less than 4 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to have searches conducted although no solicitor would advise that you don't. With plenty of history conveyancing in Penmaenmawr the following are instances of what can crop up and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I have a renovated Victorian property in Penmaenmawr. Conveyancing solicitor acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should assess 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 Penmaenmawr and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I am on look out for some leasehold conveyancing in Penmaenmawr. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Penmaenmawr - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a 2 bed flat in Penmaenmawr, conveyancing was carried out 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Penmaenmawr with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2079
With just 59 years unexpired the likely cost is going to span between £20,900 and £24,200 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.