My Conveyancer in Betws Y Coed has never been on on the Lloyds TSB Bank Solicitor Panel. Is it possible for me to use my prefered solicitor even though they are not on the Lloyds TSB Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Betws Y Coed solicitors but Lloyds TSB Bank will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and cause frustration.
- Find an alternative solicitor to to deal with the conveyancing, obviously checking they are Lloyds TSB Bank approved.
- Try to convince your Lloyds TSB Bank based solicitor to try to join the Lloyds TSB Bank panel
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Betws Y Coed?
There are two types of lawyers who can conduct conveyancing in Betws Y Coed namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or acquisition of property. Both are duty bound to execute Betws Y Coed conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requirements and procedures will be accurately taken.
I am assisting my step-mother sell her flat in Betws Y Coed. Will the solicitor commission an energy performance certificate or it is for me to see to?
Following the abolition of Home Packs, EPC’s was kept a required part of moving property. An energy assessment needs to be commissioned in advance of the property being put on the market. It is not as aspect of the sale process that solicitors normally arrange. If you are using a Betws Y Coed conveyancing lawyer they may help arrange EPC’s due to their contacts with long established local accredited person
I had an offer accepted on a house in Betws Y Coed on 2/5/2025, valuation was booked five days after, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
My friend advised me that if I am purchasing in Betws Y Coed I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Betws Y Coed conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Betws Y Coed around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Betws Y Coed.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Betws Y Coed is the location of the property. Is there any guidance you can give?
Flying freeholds in Betws Y Coed are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Betws Y Coed you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Betws Y Coed may decide 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 residence.
How does the Landlord & Tenant Act 1954 impact my commercial offices in Betws Y Coed and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Betws Y Coed is one of the hundreds of locations in which the firms we work with are based
I work for a busy estate agent office in Betws Y Coed where we have experienced a number of flat sales derailed as a result of short leases. I have received inconsistent advice from local Betws Y Coed conveyancing firms. Can you confirm whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Betws Y Coed Conveyancing for Leasehold Flats - Sample of Queries before buying
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The majority of Betws Y Coed leasehold flats will be liable to pay a service charge for maintenance of the block levied by the landlord. If you acquire the property you will have to meet this contribution, normally in instalments throughout the year. This could vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a ground rent to be met yearly, ordinarily this is not a large sum, say approximately £50-£100 but you should to enquire as occasionally it can be prohibitively expensive. Its a good idea to find out as much as possible about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to every day matters such as the tidiness of the common parts. Ask other people if they are happy with their service. On a final note, be sure you know the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money. It would be wise to enquire if there is anything that is prohibited in the lease. By way of example it is reasonably common in Betws Y Coed leases that pets are not permitted in in a block in Betws Y Coed. If you like the propertyin Betws Y Coed yet your dog is not allowed to live with you then you have a very difficult decision.