Me and my fiance are planning to purchase a 2 bedroom apartment in Rhos On Sea with a mortgage. We wish to retain our Rhos On Sea conveyancer, but the lender says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Rhos On Sea solicitor as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not require that the mortgage company use our Rhos On Sea conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Rhos On Sea conveyancing solicitor to apply to be on the conveyancing panel.
We are planning to move property in August. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Rhos On Sea. Conveyancing solicitor was found before I stumbled across this website.
On the day of completion you will need to pick up the keys from your property agent however this can only happen after the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a residential property solicitor in Rhos On Sea or a firm with expertise in conveyancing in Rhos On Sea.
We are getting the release of further funds on our home loan from Clydesdale as we want to conduct alterations to our house in Rhos On Sea. Do we need to select a high street Rhos On Sea solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale don't usually require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.
HSBC have agreed my mortgage in principle, my bid on a apartment in Rhos On Sea has been accepted, what are the next steps?
Your estate agent will want to be advised as to your conveyancer's details (be sure the conveyancers are on the bank’s panel). Contact HSBC or your broker and finalise any relevant documentation. HSBC will instruct a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. HSBC will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rhos On Sea.
My wife and I purchased a semi-detached Edwardian house in Rhos On Sea. Conveyancing practitioner acted for me and The Royal Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhos On Sea and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who completed the work.
How does conveyancing in Rhos On Sea differ for newly converted properties?
Most buyers of new build premises in Rhos On Sea come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because developers in Rhos On Sea tend to buy the land, 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 used to new build conveyancing in Rhos On Sea or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Rhos On Sea is the location of the property. Is there any advice you can give?
Flying freeholds in Rhos On Sea are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rhos On Sea you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhos On Sea may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.