We are planning to acquire a flat and require a conveyancing solicitor in Colwyn Bay who is on the HSBC conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Colwyn Bay.
I am helping my niece sell her property in Colwyn Bay. Does the conveyancing solicitor order an EPC or it is for the seller to see to?
After the demise of HIPs, energy performance certificates was retained a required element of selling a house. An EPC should be to hand before the property is placed on the market. This is not as aspect of the sale process that solicitors normally organise. Where you are using a Colwyn Bay conveyancing solicitor they may be willing to arrange energy performance certificates due to their contacts with long established local providers
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Colwyn Bay solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Colwyn Bay postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Colwyn Bay.
Yorkshire BS have agreed my home loan in principle, my offer on a house in Colwyn Bay has been accepted, what are the next steps?
The property agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s approved list). Call up Yorkshire BS or the broker and finalise any appropriate documentation. Yorkshire BS will appoint a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Colwyn Bay.
We are purchasing a house and the lawyer has identified Chancel Repair for which the property could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this really appropriate for conveyancing in Colwyn Bay
Unless a previous acquisition of the house took place after 12 October 2013 you can expect solicitors conducting conveyancing in Colwyn Bay to continue to propose a a chancel search and or chancel repair liability policy.
About to purchase a new build flat in Colwyn Bay. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Colwyn Bay
-
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. 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.
How can the Landlord & Tenant Act 1954 affect my commercial property in Colwyn Bay and how can you help?
The particular law that you refer to provides a safeguard to business lessees, giving them the right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Colwyn Bay
Living abroad it is not practicable to attend my Colwyn Bay conveyancing practitioners office to sign documents connected to my conveyancing in Colwyn Bay – is this a problem?
You need not be concerned. Colwyn Bay conveyancing lawyers can undertake home moves for clients wider afield. You are unlikely to be required to meet your lawyer in the flesh at a Colwyn Bay conveyancers office. Almost all conveyancing practitioner can handle all communications via phone, post and email - whatever works for you.