My fiance and I decided to purchase a newly converted flat in Dolgellau with a mortgage from Santander.We use our Dolgellau conveyancing practitioner but Santander informed us her practice is not listed on their "panel". we are left little option but to use a Santander panel solicitor or keep our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan issued to you contains various provisions, a common one being that lawyers will be on the Santander solicitor panel. in the past, most lenders had large numbers of solicitors 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 Santander
What can a local search reveal about the property I am purchasing in Dolgellau?
Dolgellau conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searchflow The local search is essential in every Dolgellau conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
How does conveyancing in Dolgellau differ for new build properties?
Most buyers of new build or newly converted property in Dolgellau approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because builders in Dolgellau tend to buy 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 conveyancers 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 Dolgellau or who has acted in the same development.
I opted to have a survey completed on a property in Dolgellau prior to retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks may not give a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dolgellau. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dolgellau to see if the conveyancing will be more expensive.
How does the Landlord & Tenant Act 1954 affect my business premises in Dolgellau and how can your lawyers assist?
The 1954 Act gives protection to business tenants, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Dolgellau
If all goes to plan we aim to complete the sale of our £150,000 maisonette in Dolgellau in just under a week. The landlords agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Dolgellau?
Dolgellau conveyancing on leasehold flats normally necessitates the purchaser’s conveyancer submitting questions for the landlord to address. Although the landlord is not legally bound to respond to such questions most will be willing to do so. They may levy a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some situations it exceeds £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. In reality you have no option but to pay whatever is requested of you if you want to exchange contracts with the buyer.
Dolgellau Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing
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In the main the cost for major works tend not to be incorporated into the service charges, although there some managing agents in Dolgellau ask leaseholders to contribute towards a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance. Please note that where the lease has fewer than 80 years it will have adverse implications on the marketability of the flat. It is worth checking with your bank that they are happy with remaining years on the lease. A short lease means that you will most likely need a lease extension at some point and it is worth finding out how much this would cost. Remember, in most cases you would need to own the residence for a couple of years in order to be entitled to extend the lease. The answer will be important as a) areas can cause problems in the building as the common areas may start to deteriorate if services are not paid for b) if the leasehold owners have a dispute with the running of the building you will need to know about it