Do the conveyancing practitioners that you recommend carry out auction conveyancing in Penrhyn Bay?

We know of a few niche solicitors we can put you in touch with those specialising in auction conveyancing. Penrhyn Bay is one of our locations where our lawyers have a presence.

I have decided to exercise my right to buy my property in Penrhyn Bay off the council. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

About to purchase apartment in Penrhyn Bay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Penrhyn Bay solicitor is on the Aldermore conveyancing panel.

Principality have agreed my mortgage in principle, my bid on a house in Penrhyn Bay has been agreed to, now what?

The estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Call up Principality or your financial adviser and finalise any relevant documentation. Principality will sellect a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. Principality will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Penrhyn Bay.

I used Stirling Law several years past for my conveyancing in Penrhyn Bay. I now require my papers but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penrhyn Bay of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing a new build house in Penrhyn Bay benefiting from help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my solicitor about this extras as it could impact my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am in need of some leasehold conveyancing in Penrhyn Bay. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Penrhyn Bay - 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.

Leasehold Conveyancing in Penrhyn Bay - Sample of Queries before Purchasing

You should be aware that where the lease has no more than 80 years it will affect the value of the property. Check with your mortgage company that they are content with the length of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and it is worth finding out what this will be. Remember, in most cases you would be be obliged to have been the owner of the premises for 24 months before you are eligible to extend the lease. The best form of lease structure is where the freehold interest is in the ownership of the leaseholders. In this scenario the lessees enjoy control and although a managing agent is often retained where it is bigger than a house conversion, the managing agent is directed by the tenants. How long is the Lease?