I am getting a mortgage offer from Santander. My intention is to enlist the help of a Licensed Conveyancer in Colwyn Bay. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Colwyn Bay. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
If you intend to re-mortgage then UBS will require that you use a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
My wife and I purchasing a end of terrace house in Colwyn Bay. We would like to convert the garage to an office at the property.Will legal work on the property involve investigations to determine if these works were previously refused?
Your conveyancer should review the registered title as conveyancing in Colwyn Bay can sometimes reveal restrictions in the title documents which prevent certain alterations or necessitated the permission of a 3rd party. Many additions call for local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Can you point me to a directory of Leeds Building Society panel solicitors in Colwyn Bay on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association sites. Very few lenders make their panel listings available on the web. Where you are seeking to appoint a Colwyn Bay lawyer on the Leeds Building Society please make the most of our facility.
At last I have had an offer on an apartment in Colwyn Bay agreed to, but there is a chain. The owners have placed an offer on a flat, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have instructed a high street conveyancing solicitor in Colwyn Bay. What should be my next step? At what point should I apply for the mortgage with Kent Reliance?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Colwyn Bay conveyancing search fees, etc). First, you should ensure that your lawyer is on the Kent Reliance approved list. Regarding the subsequent steps this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a hot market some buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when purchasing a property in Colwyn Bay? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this relevant for conveyancing in Colwyn Bay?
Unless a prior acquisition of the house completed after 12 October 2013 you may take it that lawyers conducting conveyancing in Colwyn Bay to continue to suggest a chancel search and or insurance against a claim.
I have been pointed in your direction by a number of property agents in Colwyn Bay to find a property lawyer using your seach tool. What’s the financial upside for Estate Agents to promote your site over and above alternative conveyancing organisations?
We refuse to offer any referral fee for directing people in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've recently bought a leasehold flat in Colwyn Bay. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Colwyn Bay Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing
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Best to be warned whether window replacement or some other major work is due in the near future that will be shared between the leasehold owners and will dramatically impact the level of the maintenance fees or result in a specific payment. The prefered form of lease arrangement is a share of the freehold. In this scenario the leaseholders have control and although a managing agent is frequently employed where the building is bigger than a house conversion, the managing agent is directed by the tenants. Who takes responsibility for maintaining and repairing the block?