Why would one appoint a Bala conveyancing company given that internet based conveyancers are so much cheaper?
Its a good idea to compare conveyancing costs in Bala and you should seek an affordable quote but don’t become consumed with hunting for the cheapest Bala conveyancer. Finding the right conveyancer can mark the distinction between a seamless and a frustrating house move. It is important that you ensure that you have expert advice from an experienced solicitor. An e-mail can never replace a telephone call and are no substitute for a face to face appointment. Our partner firms will appoint you a qualified and experienced conveyancing solicitor that will tackle your conveyancing from beginning to end, giving the sort of continuity that you rarely receive from an internet conveyancer. Our lawyers will update you as to progress making sure that you are never in the dark. If you ever need to phone the firm you will be sure who you need to speak to and they will be sure you are kept fully informed.
I am the single beneficiary of my late mum's estate with all property in now in my sole name, including the house in Bala. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view lenders take of it, depend on the lender as this clause is chiefly there to capture subsales or the quick reselling of property.
I have paid off my mortgage with Nationwide. I assume I don't need a Bala solicitor on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Bala. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
My wife and I are downsizing from our house in Bala and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Bala. We have lived in Bala for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
five months have gone by since my purchase conveyancing in Bala completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In my capacity as executor for the will of my grandmother I am disposing of a house in Monmouth but I am based in Bala. My lawyer (based 260 kilometers awayneeds me to execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Bala to attest this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Bala based
I have recently had an offer accepted on an apartment in Bala and the mortgage adviser that we are using suggested his solicitor. They quoted £1000 plus VAT and 3rd party costs. Does this sound steep?
Don't just go on 1 quote. You should obtain like-for-like quotes for your conveyancing in Bala. Then select one that you are comfortable with and just as important, is on the approved panel of the lender that you are sourcing your mortgage from.