I require conveyancing for a flat in a relatively new development (seven years built) in Colwyn Bay. 95% of the properties have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Colwyn Bay?
You are opening yourself up to an unnecessary risk in failing carrying out Colwyn Bay conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and price are top of your concerns you should consider with your lawyer about the options such as contingency insurance available to you
My stepmother advised me that in purchasing a property in Colwyn Bay there could be a number of restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Colwyn Bay which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Colwyn Bay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a property in Colwyn Bay. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As you are obtaining a mortgage with Kent Reliance your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Colwyn Bay.
The formalities of my remortgage 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. How do I make a complaint?
Most 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. We understand that 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Are there restrictive covenants that are commonly picked up during conveyancing in Colwyn Bay?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Colwyn Bay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Given that I am about to part with £400,000 on a two bedroom apartment in Colwyn Bay I wish to talk to a lawyer about myhome move in advance of appointing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your conveyancing in Colwyn Bay.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Colwyn Bay should be the figure that you are charged.
I am looking for a conveyancing solicitor in Colwyn Bay for my purchase. Is there any facility to review a firm’s complaints history with the legal regulator?
Members of the public may review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
My fiance and I may need to let out our Colwyn Bay ground floor flat for a while due to a new job. We used a Colwyn Bay conveyancing practice in 2002 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Colwyn Bay do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I acquired a leasehold flat in Colwyn Bay, conveyancing having been completed 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Colwyn Bay with a long lease are worth £265,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2096
With just 75 years left to run the likely cost is going to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.