My wife and I have recently appointed a conveyancing solicitor in Gwynedd. I need to find out if they are accepted on the Skipton Building Society approved list of lawyers. Could you help?
You should e-mail your solicitor and enquire if they can act for the bank. Otherwise please call Skipton Building Society who may be able to assist.
Have just purchased a repossessed house at auction in Gwynedd. Conveyancing is necessary. What is next?
Now that you have legally committed yourself to purchase you now have to hire the services of a conveyancing practitioner as a matter of urgency as you now have a tight a drop dead date to complete the conveyancing. All auction property should have a bespoke legal set of papers. This will likely include most,if not all of the documents that your solicitor requires. Where you are dealing with leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must hand this to the solicitor working for you as soon as possible. Do make sure that your finances are in place to complete on the date specified in the contract.
My fiancee and I are spending time viewing flats in Gwynedd and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Clydesdale.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I have paid off my mortgage with Nottingham. I assume I don't need a Gwynedd solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
It has been 4 months since my purchase conveyancing in Gwynedd took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 residence 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.
How does the Landlord & Tenant Act 1954 affect my commercial premises in Gwynedd and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial tenants, giving them the dueness to make a request to court for a new lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Gwynedd
Frank (my husband) and I may need to let out our Gwynedd basement flat for a while due to taking a sabbatical. We used a Gwynedd conveyancing practice in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Gwynedd conveyancing lawyer is not available you can check your lease to see if you are permitted to let out the property. The accepted inference is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you must seek consent via your landlord or some other party in advance of subletting. The net result is that you cannot sublet without first obtaining consent. The consent is not allowed to be unreasonably turned down. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
I am the registered owner of a 1st floor flat in Gwynedd, conveyancing was carried out August 2006. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Gwynedd with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2079
With just 54 years unexpired we estimate the premium for your lease extension to be between £32,300 and £37,400 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
My mother and father cant seem to find their Gwynedd property on the HM Land Registry online search facility. They have a vague recollection back in the 60’s when they bought the bungalow there were complications regarding Gwynedd not being identified on some systems.
Nearly all residences in Gwynedd should be revealed. Have you attempted a search with just the postcode. Usually it will reveal all the properties within the postcode. Where recorded it will show up with a title number. If they bought back in the 70’s it's conceivable it may be unrecorded. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title documentation which might be with your parent’s bank.