Would the conveyancing solicitors that you recommend execute conveyancing in Dolgellau by way of an attended exchange?
We do have a number of conveyancing experts who can conduct one day exchanges. You should call us to obtain a fee calculation and details as to availability.
At what point will exchange of contracts happen for purchase conveyancing in Dolgellau and do I need to be at the conveyancers office?
If you are in close proximity to our conveyancing solicitors in Dolgellau you are welcome to come in to sign contracts. That being said, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the important part. Signing on the dotted line simply enables the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dolgellau)to be in the office at the appropriate time.
My wife and I are intent on selling our property in Dolgellau and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Dolgellau lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Dolgellau. Having lived in Dolgellau for three years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
2 months have elapsed following my purchase conveyancing in Dolgellau took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Dolgellau with the aid of help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about this deal as it would impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a leasehold apartment up to £245,000 and found one near me in Dolgellau I like with a park and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Dolgellau for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.