My wife and I have just purchased a house in Bangor. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Bangor?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Bangor. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire known as a Seller’s Property Information Form. answers is inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bangor.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Bangor. Do I collect the keys to the house on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Bangor?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to pick up the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
We are buying a 4 bedroom semi-detached house in Bangor. We would like to an extension at the rear at the property.Will legal conveyancing on the property involve checks to ascertain if these alterations were previously refused?
Your solicitor should check the registered title as conveyancing in Bangor will sometimes identify restrictions in the title deeds which prohibit certain changes or require the consent of another owner. Some additions need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
How can we know in advance if a Bangor conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Bangor obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your conveyancing.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Bangor is where the house is located. Is there any advice you can give?
Flying freeholds in Bangor are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bangor you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bangor may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I right to be wary by brokers that I am dealing with are recommending an online conveyancing firm rather than a local Bangor conveyancing practice?
As with many professional services, often referrals from relatives can be extremely useful or valuable. Nevertheless there are lots of parties with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may put forward conveyancers to instruct. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You are at liberty to appoint your own conveyancer. Don't forget that the majority of banks specify a panel list of solicitors you are obliged to use for the lender aspect of your house move.
Do you have any advice for leasehold conveyancing in Bangor with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in Bangor can be reduced if you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold information which will be required by the purchasers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in Bangor state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. Where you fail to have the approvals in place do not communicate with the landlord without contacting your lawyer in advance. A minority of Bangor leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years left on your lease but you should double-check by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 75 years. In the circumstances it is important at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Obtaining a re-issued share certificate can be a time consuming formality and delays many a Bangor home move. Where a new share certificate is necessary, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity.
Bangor Leasehold Conveyancing - Sample of Queries Prior to Purchasing
Is anyone aware of any major works anticipated that could increase the service charges? How many years are left on the lease? How is the lease structured?
We have had DIP from Nationwide Building Society who said we could borrow up to £117k. At what point do we need to appoint a solicitor for conveyancing? Bangor is where we plan to move to.
You can appoint a property lawyer now so that the conveyancing practitioner can open the file so they can conduct their AML checks etc. Once you wish them to start work you will be asked for a payment on account normally about £175. That would normally be after you have the loan offer from your lender and survey back, however if you wish to speed the process you can start the ball rolling quicker albeit risking some money.