I have just been advised by my IFA that my Harlech lawyer is not on the lender Solicitor panel. What can I do to be sure if this is correct?
The sensible course of action for you to take is to contact your Harlech conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Harlech conveyancing firm that is on the approved list of lawyers for your bank.
My fiance and I are refinancing our flat in Harlech with Clydesdale. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I own a freehold residence in Harlech yet charged rent, why is this and what is this?
It is rare for properties in Harlech and has limited impact for conveyancing in Harlech 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 date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
I just acquired a house at auction in Harlech. Conveyancing is necessary. What is next?
Now that you have exchanged you will need to find a conveyancing practitioner as a matter of priority as you will have a tight a drop dead date to complete the deal. All auction property should have a bespoke legal set of papers. This will include most,if not all of the paperwork that your conveyancer will need. Where you are dealing with leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to hand this to the lawyer working for you ASAP. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Harlech. Do I pick up the keys to the house on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Harlech?
On the day of completion you will not be required to go to the conveyancers office in Harlech. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.
My uncle informed me that in purchasing a property in Harlech there may be a number of restrictions preventing external alterations to the property. Is this right?
There are anumerous of properties in Harlech which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Harlech should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I are downsizing from our property in Harlech and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Harlech. Having lived in Harlech for 5 years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with 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 health insurance to cover that same illness)
I'm purchasing a new build house in Harlech with a loan from Halifax. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my solicitor about this deal as it will put at risk my loan with Halifax. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.