IfI was to acquire a simple residential homein Bangor mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Bangor?
Any savings you would achieve would be limited to the Bangor conveyancing searches. The conveyancer is obliged to do the vast majority of work - money laundering, correspond with your vendors solicitor, stamp duty return, register the property etc. A slight saving might be made by not needing to register a charge but it won't be meaningful.
Are the BSA planning on creating a online directory to to identify firms on the Earl Shilton BS conveyancing panel for instance in Bangor?
We are not aware of any plans on the part of the BSA to promote such a register.
Just acquired a terraced house in Bangor , how long will it take for the Land Registry to register my ownership? My Bangor conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.
As far as conveyancing in Bangor registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry have to notify any interested persons or bodies. At present approximately three quarters of submission are completed within two weeks but some can be subject to extensive hold-ups. Registration takes place once the new owner is living at the premises thus an expedited registration is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.
I'm purchasing a new build house in Bangor with the aid of help to buy. The sellers would not budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my conveyancer about this side-deal as it may impact my loan with the bank. Do I keep my lawyer in the dark?.
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.
Due to the input of my in-laws I had a survey completed on a house in Bangor ahead of instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may refuse to issue a mortgage on such a home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bangor. Conveyancing will be smoother if you use a solicitor in Bangor especially if they are acquainted with such properties in Bangor.
There are only Sixty One years remaining on my flat in Bangor. I need to get lease extension but my landlord is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the landlord. For most situations a specialist may be useful to carry out a search and to produce a report which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Bangor.
Leasehold Conveyancing in Bangor - A selection of Questions you should consider before Purchasing
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For most Bangor leaseholds the outlay for major works tend not to be incorporated into the service charges, although some managing agents in Bangor ask leasehold owners to pay into a reserve fund and this is used to offset against major works. Is there a share of the freehold?