My wife and I are about to complete on the purchase of a property in Crymych but as a consequence of damage from the recent storms I have managed to agree recompense from the owner of £2k in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process however Leeds Building Society are not allowing this. Should they have been approached?
The solicitor that is on the Leeds Building Society conveyancing panel is required to disclose to Leeds Building Society of any amendments to the sale price. If you were to refuse your conveyancer to report the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancer for your conveyancing in Crymych.
Can you point me to a directory of RBS panel conveyancers in Crymych on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings available on the web. If you are seeking to appoint a Crymych conveyancing practitioner on the RBS please make the most of our facility.
I'm in the throws of looking at flats in Crymych and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with UBS.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
The formalities of my remortgage has taken place for my property in Crymych. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all 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 resolved 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 who will take matters further.
My colleague recommended that where I am buying in Crymych I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Crymych conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Crymych around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Crymych Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Crymych.
Me and my brother own a terraced Victorian property in Crymych. Conveyancing lawyer acted for me and Skipton Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Crymych and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who completed the work.
How does conveyancing in Crymych differ for new build properties?
Most buyers of new build property in Crymych contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Crymych typically acquire the site, 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 property lawyers 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 used to new build conveyancing in Crymych or who has acted in the same development.
I am looking for a leasehold apartment up to £195,000 and found one round the corner in Crymych I like with amenity areas and transport links nearby, however it's only got 49 years unexpired on the lease. There is not much else in Crymych suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.