My husband and I decided to purchase a newly converted apartment in Bangor with a mortgage from Clydesdale.We use our Bangor conveyancing lawyer but Clydesdale says she’s not on their approved list of member firms. We have to appoint a Clydesdale panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?
No, not really. The home loan issued to you is subject to its various provisions, a common one being that lawyers must be on the Clydesdale solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Clydesdale
I am buying a new build flat in Bangor. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bangor
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I opted to have a survey carried out on a house in Bangor before instructing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies may not give a loan on this type of home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bangor. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bangor to see if the conveyancing costs will increase in light of this.
I need to appoint a conveyancing solicitor for my conveyancing in Bangor. I have discover a web site which looks to be the perfect solution If it is possible to get all this stuff done via email that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Jane (my partner) and I may need to sub-let our Bangor basement flat temporarily due to a new job. We used a Bangor conveyancing practice in 2003 but they have closed and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease governs relations between the landlord and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Bangor do not prevent subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
Bangor Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
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It is important to be aware whether a new roof is being put on or some other significant cost is anticipated to be shared amongst the tenants and could well dramatically increase the the maintenance costs or require a one off payment. What is the maintenance charge and ground rent on the flat? Its a good idea to find out as much as you can about the company managing the building as they can either make your living at the property much easier or a lot more difficult. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the communal areas. Don't be afraid to ask other people whether they are happy with their management. Finally, find out the dates that the service charges are due to the managing agents and specifically what it includes.
Do online conveyancing companies cover everything a local Bangor solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Bangor?
If you instruct an online conveyancer they will undertake all the things your Bangor solicitor would cover.