I am buying a 4 bedroom semi-detached house in Porthmadog. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve enquiries to ascertain if these works are allowed?
Your property lawyer should check the registered title as conveyancing in Porthmadog will on occasion reveal restrictions in the title documents which prevent certain works or need the permission of a 3rd party. Certain extensions require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Porthmadog solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being a right pain. The Porthmadog solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
four months have gone by since my purchase conveyancing in Porthmadog concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Is there anything unique about your site and other web based conveyancing solicitors when it comes to conveyancing in Porthmadog?
At this site receive a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Porthmadog. Unlike many estate agents and many comparison sites we do not have commission deals with solicitors. Many agents and online brokers 'recommend' solicitors paying the most kickback, rather than the best value conveyancing in Porthmadog
Should I choose a Porthmadog conveyancing solicitor based in the vicinity that I am buying? I have an old university friend who can perform the legal work however they are based 300miles away.
The benefit of a high street Porthmadog conveyancing practice is that you can pop in to execute paperwork, present your ID and pester them if necessary. Having local Porthmadog know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were impressed that should outweigh using an unknown Porthmadog conveyancing solicitor just because they are round the corner.
What are the distinct advantages to selecting a high street conveyancing practitioner in Porthmadog
Home movers in Porthmadog prefer a nearby high street conveyancer so that they can visit if they have problems, and to execute mortgage deeds without using the post.
One could say that there is a slight edge in using a conveyancer local to the property you are purchasing, due to the in-depth knowledge of the locality and possible local issues - nevertheless this is moot. Many conveyancers carry out their communications online and may be practically anywhere.