I have given 2 months notice to my existing landlord and must be out of my let out property in Deganwy by the end of next month. Conveyancing for my house purchase is underway. Can I complete in a couple of weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to provide notice for your lease until you have exchanged. If you have not previously done so, contact to your solicitor and urge them to they apply pressure on the other solicitors, try to an acceptable time-line that all parties will work towards
I am the registered owner of a freehold house in Deganwy yet pay rent, why is this and what is this?
It is rare for properties in Deganwy and has limited impact for conveyancing in Deganwy but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
This question may be naive but I am unexperienced as FTB of a garden flat in Deganwy. Do I collect the keys to the property on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Deganwy?
On the day of completion you will not be required to go to the conveyancers office in Deganwy. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
A friend advised me that in purchasing a property in Deganwy there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Deganwy which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Deganwy should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We expect to receive a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Deganwy solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Deganwy solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Deganwy is the location of the property. Can you shed any light on this issue?
Flying freeholds in Deganwy are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deganwy you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deganwy 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 residence.
Given that I am about to spend £400,000 on a terraced house in Deganwy I wish to talk to a solicitor regarding thetransaction before appointing the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Deganwy.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Deganwy should be the figure that you are charged.
Our estate agent has suggested using their conveyancer for my conveyancing in Deganwy - Surely it’s advisable to just instruct them?
This is not necessarily the case and you are at liberty to use whichever property lawyer of your choosing for your Deganwy home move. The conveyancing practitioner suggested by a 3rd party adviser may not necessarily be the best conveyancer, they may suggest their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.