We are purchasing a property and require a conveyancing solicitor in Snowdonia who is on the UBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Snowdonia.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Snowdonia?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am buying a 4 bedroom semi-detached house in Snowdonia. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to determine if these alterations are prohibited?
Your property lawyer should check the registered title as conveyancing in Snowdonia will on occasion identify restrictions in the title documents which restrict categories of alterations or necessitated the permission of another owner. Certain works need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I'm the single recipient of my late mum's estate and I have everything in my name now, including the my former home in Snowdonia. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in January. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view lenders take of it, depend on the bank as this obligation chiefly exists to pick up on subsales or the quick reselling of properties.
I am buying a property in Snowdonia. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with HSBC your lawyer must comply with the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Snowdonia.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Snowdonia and how can you help?
The 1954 Act gives protection to commercial tenants, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Snowdonia
Been reading online that Snowdonia solicitors are more expensive than licensed conveyancers in Snowdonia when it comes to buying a house. Am I better off using a conveyancer or a solicitor where I am purchasing a house in Snowdonia.
When it comes to conveyancing in Snowdonia the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.