We are planning to acquire a house and require a conveyancing solicitor in Y Felinheli who is on the Skipton approved 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 Skipton . We don't recommend any particular firms conducting conveyancing in Y Felinheli.
The Y Felinheli conveyancing lawyers that I appointed last week on my house acquisition in Y Felinheli have without warning closed. I only went with them because I needed a solicitor on the HSBC conveyancing panel and my family Y Felinheli lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
A relative pointed out to me me that in buying a property in Y Felinheli there could be a number of restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Y Felinheli which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Y Felinheli should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Y Felinheli conveyancer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Our sealed bid on a semi in Y Felinheli has been agreed to, but there is a chain. The sellers have placed an offer on somewhere, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Y Felinheli. What do I do now? At what point should I apply for the mortgage with Skipton?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then valuation, Y Felinheli conveyancing search costs, etc). First, you should ensure that your property lawyer is on the Skipton conveyancing panel. Regarding the next phase this very much depends on the circumstances of your case, motivation for the property and on the state of the market. In a buoyant market many buyers would apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they ask their solicitor to proceed with the conveyancing in Y Felinheli.
I am buying a property and the solicitor has mentioned Chancel Repair for which the house could be liable as it falls into the area of such a church. He has suggested insurance. Is this strictly appropriate for conveyancing in Y Felinheli
Unless a previous acquisition of the premises took place post 12 October 2013 you could assume that conveyancing practitioners carrying out conveyancing in Y Felinheli to continue to recommend a chancel search and or chancel repair liability insurance.
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Y Felinheli I like with amenity areas and station in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Y Felinheli for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.