I am buying a terrace house in Towyn. Our aim is to an extension at the rear at the property.Will legal conveyancing on the property involve enquiries to ascertain if these alterations were previously refused?
Your conveyancer will check the deeds as conveyancing in Towyn can occasionally reveal restrictions in the title deeds which prohibit categories of works or necessitated the permission of a 3rd party. Certain works require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
We had instructed solicitors locally in Towyn on the HSBC solicitor panel. They are now charging me an additional charge for dealing with the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. The fee is not dictated by HSBC but by your Towyn conveyancing practitioner. Numerous firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
I'm at the point of viewing flats in Towyn and I am about to put in an offer. Is it advisable to have a solicitor on ‘stand by’? I intend to finance via a mortgage with Barclays.
You should start requesting conveyancing estimates 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 pass their details on to the estate agent. Given that you are obtaining a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
I am buying a house and the solicitor has referenced Chancel Repair for which the house may be liable as it falls into the area of such a church. She has recommended insurance. Is this really necessary for conveyancing in Towyn
Unless a previous acquisition of the house took place after 12 October 2013 you can take it that conveyancing practitioners delivering conveyancing in Towyn to remain recommending a chancel search and or chancel repair liability policy.
I have a 4 bedroom Edwardian property in Towyn. Conveyancing practitioner acted for me and Halifax. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should 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 Towyn and other locations in 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 lenders. You can also question the situation with the conveyancing practitioner who conducted the purchase.
I am purchasing my first flat in Towyn with a mortgage from Britannia. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my solicitor about this side-deal as it could impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My cousin has suggested that I use his lawyers for conveyancing in Towyn. Should I find my own solicitor?
There are no two ways about it the ideal way to find a conveyancing lawyer is to have guidance from friends or family who have actually used the solicitor you're are thinking of instructing.