What does my ID and proof of funds have anything to do with my conveyancing in Conwy? Is this really warranted?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms of Engagement that you are required to sign should confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to provide identification documents, your lawyer would not be able to act for you.
The Conwy conveyancing firm that I appointed last week on my house acquisition in Conwy have without warning shut down. I chose them because I needed a solicitor on the Skipton conveyancing panel and my family Conwy lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
What will a local search reveal concerning the house we're purchasing in Conwy?
Conwy conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search is essential in every Conwy conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Conwy?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Conwy. 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…’
My step-father has urged me to appoint his conveyancing solicitors in Conwy. Should I find my own solicitor?
There are no two ways about it the best way to select a conveyancing practitioner is to get feedback from friends or family who have experience in using the conveyancer that you are contemplating using.
Back In 2007, I bought a leasehold house in Conwy. Conveyancing and Yorkshire Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Conwy who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Conwy conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a 1 bedroom flat in Conwy, conveyancing was carried out February 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Conwy with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2078
With only 53 years remaining on your lease the likely cost is going to range between £27,600 and £31,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should 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.