I hired a high street solicitor for my conveyancing in Conwy yesterday. Reviewing the Ts and Cs it is apparent thatwe are on the hook for fees even if our purchase doesn't happen. Would I be best advised to use an internet solicitor practice promoting no-sale-no-fee conveyancing in Conwy?
It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will generally be higher to neutralise the cases that do not proceed. Dont forget that such schemes rarely protect you from outlay such your Conwy conveyancing search costs.
My partner and I intend to remortgage our flat in Conwy with Yorkshire BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Yorkshire BS conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
As someone with no idea as to the Conwy conveyancing process what is the number one tip you can give me for the home moving process in Conwy
Not many law firms or advisers will tell you this but conveyancing in Conwy and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and others involved in the legal transfer of property. For example, the seller, estate agent and on occasion your bank. Choosing a law firm for your conveyancing in Conwy is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to look after your legal interests and to keep you safe.
Sometimes a third party with a vested interest will attempt to sway you that it is in your interests to do things their way. For example, the property agent may claim to be assisting by claiming that your conveyancer is slow. Or your mortgage broker may advise you to do something that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties in the home moving process.
we are a couple who are buying a purpose built apartment in Conwy with a residential mortgage from Barclays Direct.We like our Conwy conveyancing lawyer but Barclays Direct says her practice is not listed on their "panel". we are left little option but to use a Barclays Direct panel lawyer or retain our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Barclays Direct use our lawyer?
Unfortunately,no. The home loan issued to you contains terms and conditions, one of which will be that conveyancers needs to be on the Barclays Direct approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays Direct
My relative advised me that where I am buying in Conwy I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Conwy conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Conwy around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Conwy Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Conwy Education with plans and statistics, Local Amenities and other useful data concerning Conwy.
The deeds to our house can not be found. The conveyancers who did the conveyancing in Conwy 10 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical deeds to evidence that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.