As someone with no idea as to the Criccieth conveyancing process what’s the number one tip you can give me concerning the house moving process in Criccieth
You may not hear this from too many lawyers but conveyancing in Criccieth or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the legal transfer of property. E.g., the seller, selling agent and on occasion your lender. Choosing a law firm for your conveyancing in Criccieth should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose role it is to act in your best interests and to protect you.
There is a definite increase of a "blame" culture- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your solicitor above the other parties when it comes to the legal transfer of property.
In scouring mumsnet.com for a recommended lawyer in Criccieth, most advise that I should use a CQS assured lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Council of Licensed Conveyancing. Criccieth is one of the many areas in England and Wales where there are CQS lawyers.
How does conveyancing in Criccieth differ for new build properties?
Most buyers of new build property in Criccieth contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Criccieth tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Criccieth or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Criccieth is where the house is located. What do you suggest?
Flying freeholds in Criccieth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Criccieth you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Criccieth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are FTB’s - had an offer accepted, yet the selling agent has warned us that the seller will only proceed if we appoint their preferred solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Criccieth
It is unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Contact the owners directly and make sure they understand (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Criccieth conveyancing lawyers - not the ones that will give their estate agent a referral fee or achieve conveyancing thresholds pre-set by senior management.
There are a lot of properties in Criccieth on unadopted roads. We are buying such a house. Are there any advantages to purchasing a property on a private road?
Criccieth conveyancing lawyers will be well versed in dealing houseson unadopted roads. The conveyancing practitioner will investigate title to identify any rights or liabilities. It is possible that there is a management company (wholly owned by residents) that residents pay into for the upkeep of the road. Where one exists, the road should be maintained and look better than publicly owned.