is it true that all Pentraeth solicitor practices on the Skipton conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
I have paid off my mortgage with Clydesdale. I assume I don't need a Pentraeth conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Our offer on a house in Pentraeth has been accepted, the vendors do however have a tied purchase. The sellers have offered on a flat, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a high street conveyancing solicitor in Pentraeth. What do I do now? When do I get the mortgage application with Virgin Money going?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Pentraeth conveyancing search costs, etc). First, you should ensure that your conveyancer is on the Virgin Money conveyancing panel. Regarding the next steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with Virgin Money and arrange for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.
My wife and I have a terraced Georgian house in Pentraeth. Conveyancing solicitor acted for me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be 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 Pentraeth and other areas of 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 buyers. You can also question the position with your conveyancing practitioner who carried out the work.
How does conveyancing in Pentraeth differ for newly converted properties?
Most buyers of new build residence in Pentraeth approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Pentraeth typically acquire the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Pentraeth or who has acted in the same development.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Pentraeth I like with amenity areas and transport links nearby, however it only has 49 years on the lease. I can't really find anything else in Pentraeth for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I am one month into a residential purchase having been recommend to conveyancers by the local agent to carry out the conveyancing in Pentraeth. I am am extremely frustrated with the quality of service. Can you you assist me in finding new conveyancers?
A conveyancer would need to be very bad in order to consider diss instructing them. Has your loan offer been sent? In the event that it has you must advise them of the new contact details and get the offer are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company approved list to avoid supplemental costs and delays. That should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a bank approved lawyer for your conveyancing in Pentraeth