Finally the sale completed on my house in Bangor last February but the buyer keeps Skype messaging every few hours to moan that her solicitor is waiting to hear from mine. What are the post completion sale legalities following completion?
After completion of your house sale your solicitor is committed to send the transfer documentation and all additional paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Bangor.
I am buying a property and require a conveyancing solicitor in Bangor who is on the Alliance & Leicester solicitor. 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 listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Bangor. We dont recommend any particular firm.
Two weeks ago we had a mortgage agreed in principle with Nationwide. Bangor conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
There is no definitive answer here. Have Nationwide conducted the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with RBS. I assume I don't need a Bangor conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bangor building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Bangor conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
The solicitor must comply with the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have todaydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Bangor for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bangor conveyancing specialists.
I am thinking of appointing a conveyancing practitioner in Bangor for my sale. Can I see a firm’s complaints history with the legal regulator?
One may review published Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
What advice can you give us when it comes to choosing a Bangor conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Bangor conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Bangor conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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How many lease extensions have they completed in Bangor in the last year? If they are not ALEP accredited then what is the reason?
I invested in buying a basement flat in Bangor, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bangor with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2090
You have 66 years remaining on your lease the likely cost is going to range between £12,400 and £14,200 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.