I am purchasing a victorian detached house in Colwyn Bay. Our aim is to an extension at the rear at the house.Will the conveyancing process involve investigations to determine if these works are allowed?
Your conveyancer will review the deeds as conveyancing in Colwyn Bay can sometimes identify restrictions in the title deeds which prevent certain works or need the permission of a 3rd party. Some additions call for local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I am being told by my solicitor that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Colwyn Bay?
The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Completion of my purchase has taken place for my property in Colwyn Bay. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My wife and I are intent on selling our home in Colwyn Bay and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Colwyn Bay. Having lived in Colwyn Bay for 5 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am buying a new build flat in Colwyn Bay. Conveyancing is a frightening process 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 conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Colwyn Bay
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Colwyn Bay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Colwyn Bay are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Colwyn Bay you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colwyn Bay may determine 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.
Given that I am about to spend 450k on a terraced house in Colwyn Bay I would like to have a conversation with the lawyer about myhouse move prior to instructing the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your conveyancing in Colwyn Bay.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Colwyn Bay should be the amount on the final invoice that you are charged.
We today discovered that one of the directors of the law firm undertaking the purchase conveyancing in Colwyn Bay is an uncle of the vendor. Is this allowed?
On the basis that there is no conflict of interest this should be fine. Where you are needing a mortgage then the bank may have a say as many lenders have specific requirements on this. For example for Bradford & Bingley as of 15/1/2021, the requirements read as follows :