I am planning to acquire a flat and require a conveyancing solicitor in Conwy who is on the Bank of Scotland approved. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Scotland in certain locations such as Conwy. We dont recommend any particular firm.
I am assisting my step-mother sell her property in Conwy. Does the conveyancer arrange the energy performance certificate or it is for the owner to see to?
Following the abolition of Home Information Packs, energy performance certificates was maintained a mandatory element of moving property. An energy assessment needs to be to hand before the property is advertised. This is not something that lawyers normally organise. If you are using a Conwy conveyancing lawyer they might be willing to arrange energy performance certificates due to their contacts with reputable Conwy accredited person
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Conwy conveyancer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
After shopping around on the internet I have found a Conwy solicitor having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 solicitor 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 Conwy postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Conwy.
Just had an offer accepted on a new build apartment in Conwy. 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 is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Conwy
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am one month into a leasehold purchase having been recommend to conveyancers by the estate agent to handle our conveyancing in Conwy. I am am extremely frustrated with the level of service. Could you you assist me in finding new conveyancers?
They would need to be very bad to suggest diss instructing them. Has your mortgage been generated? If so you will need to advise them of the new lawyer and ensure the mortgage documents are re-issued. Your new conveyancer needs to be on the banks panel to avoid supplemental fees and frustration. That should be your starting point. Our search tool can help you find a bank approved conveyancer for your home move in Conwy
I am attracted to a couple of maisonettes in Conwy both have approximately forty five years left on the leases. Will this present a problem?
A lease is a right to use the premises for a period of time. As the lease shortens the marketability of the lease decreases and it becomes more expensive to acquire a lease extension. For this reason it is often a good idea to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this area.
I bought a 2 bed flat in Conwy, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Comparable flats in Conwy with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2098
With only 73 years left to run the likely cost is going to span between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
I have just appointed agents to market my 2 bed flat in Conwy.Conveyancing lawyers have not yet been instructed but I have recently received a half-yearly maintenance charge demand – what should I do?
The sensible thing to do is discharge the maintenance contribution as normal given that all ground rent and maintenance invoices should be apportionedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially