Is the fact that my conveyancer in Bangor is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Bangor conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Should our lawyer be making enquiries regarding flooding as part of the conveyancing in Bangor.
Flooding is a growing risk for conveyancers dealing with homes in Bangor. There are those who buy a property in Bangor, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Bangor. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to determine whether the premises has historically flooded. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser could commence a compensation claim resulting from an inaccurate reply. A buyer’s conveyancers will also commission an enviro report. This should higlight whether there is a recorded flood risk. If so, additional investigations should be made.
Have completed on a a terraced house in Bangor , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Bangor conveyancing solicitor works at snail pace, so I want to be certain that my name is registered.
There is nothing unique about conveyancing in Bangor registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry have to notify any 3rd parties. Currently in the region of 80% of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Registration occurs once the purchaser has moved in to the property thus an expedited registration is not typically top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
In my capacity as executor for the estate of my grandfather I am disposing of a house in Cardiff but reside in Bangor. My lawyer (based 250 miles from merequires that I execute a statutory declaration before completion. Can you recommend a conveyancing lawyer in Bangor to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Bangor
All being well we will complete the sale of our £150,000 apartment in Bangor on Friday in a week. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Bangor?
For most leasehold sales in Bangor conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange questions
Where consent is required before sale in Bangor
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Bangor - A selection of Questions you should consider before Purchasing
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Is there a share of the freehold? How many years remain on the lease? The majority of Bangor leasehold flats will incur a service charge for maintenance of the block set by the freeholder. Should you buy the apartment you will have to meet this amount, usually periodically throughout the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge for you to pay yearly, this is usually not a significant sum, say around £25-£75 but you should to check it because on occasion it can be many hundreds of pounds.
We are soon to complete on the purchase a house in Bangor but as a result of wreckage from the recent storms I have agreed recompense from the vendor of five thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process however my bank will not permit this. Why were they informed?
The solicitor that is on the lender conveyancing panel is obliged to inform the lender of any changes to the purchase amount. If you were to refuse your solicitor to report the price change to your bank then they would have no choice but to discontinue acting for you and the bank.