Do the conveyancing solicitors via your comparison service carry out conveyancing in Bangor by way of an attended exchange?
There are a few conveyancing experts who can conduct attended exchanges. You should e-mail us to receive a costs illustration and details as to availability.
We are planning to acquire a flat and need a conveyancing solicitor in Bangor who is on the TSB conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Bangor.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Bangor property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Bangor bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Bangor conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their specific requirements. Who do I believe?
As long as the property lawyer is on the mortgage company panel, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have finally had an offer on a maisonette in Bangor accepted, the owners do nevertheless have a connected purchase. The owners have offered on somewhere, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Bangor. What should be my next step? When should I get the mortgage application with Santander going?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Bangor conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Santander conveyancing panel. Regarding the next steps this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a buoyant market the majority of buyers would apply for the mortgage with Santander and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with searches.
I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a property in Bangor? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards maintenance to the chancel within the church. Is this appropriate for conveyancing in Bangor?
Unless a previous purchase of the premises took place after 12 October 2013 you may expect solicitors conducting conveyancing in Bangor to continue to suggest a chancel search and or insurance against a claim.
I own a leasehold flat in Bangor. Conveyancing and Clydesdale mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Bangor who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Bangor conveyancing firm to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 2 bed flat in Bangor, conveyancing formalities finalised in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Bangor with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2085
With just 64 years unexpired we estimate the premium for your lease extension to range between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
Is planning consent needed to change a single dwelling into two appartments in Bangor? This has taken place to a property adjacent to my house in Bangor and was not aware of the conversion until it was complete.
Planning Permission yes. Building Regulations yes.