I have given 8 weeks notice to my current landlord and must be out of my let out property in Snowdonia by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in a couple of weeks as don't want to have to move into short term accommodation?
The normal practice is not to provide notice on a rental until your lawyer suggests that you should. If you have not previously done so, speak to your conveyancer and urge them to they cajole the sellers lawyers, try to a target completion date that everyone will look towards
My husband and I are spending time viewing houses in Snowdonia and I am now considering a potential offer. Is it wise to have my solicitor on ‘stand by’? I am planning to take a home loan with Co-operative.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are getting a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
Completion of my purchase has taken place for my property in Snowdonia. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After weeks of negotiation I have agreed a price on an apartment in Snowdonia. My mortgage broker suggested a conveyancer. I paid an advanced payment of £200. A few days later, the conveyancer called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What will a local search inform me about the property I am purchasing in Snowdonia?
Snowdonia conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Snowdonia conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
My wife and I own a 4 bedroom Edwardian house in Snowdonia. Conveyancing practitioner represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Snowdonia and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Snowdonia is where the house is located. Can you offer any opinion?
Flying freeholds in Snowdonia are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Snowdonia you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Snowdonia 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 residence.