Last October we completed a house move in Llandudno. We have since encountered a number of problems with the property which we consider were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Llandudno?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in Llandudno. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the process, the vendor answers a form called a Seller’s Property Information Form. answers ends up being incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Llandudno.
Is there a reason why leasehold purchase conveyancing in Llandudno costs more?
Llandudno leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
There are a variety of conveyancing solicitors in Llandudno but how do I know who's good?
It would be unwise to be tempted by the cheapest Llandudno conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Llandudno?
There are many registered licenced Conveyancers in Llandudno and Solicitor practices in Llandudno who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
How can we tell if a Llandudno conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Llandudno getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.
My partner and I are planning on selling our house in Llandudno and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Llandudno conveyancer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Llandudno. We have lived in Llandudno for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor 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)
As co-executor for the estate of my grandfather I am selling a residence in Neath but live in Llandudno. My conveyancer (based 300 miles awayrequires that I sign a stat dec prior to completion. Can you recommend a conveyancing practitioner in Llandudno who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Llandudno based
I own a leasehold house in Llandudno. Conveyancing and Barnsley Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Llandudno who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Llandudno conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Llandudno - A selection of Questions you should consider before buying
You should be aware if it is no more than 80 years it will impact the marketability of the flat. Check with your bank that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will probably require a lease extension at some point and it is worth finding out how much this will be. For most Llandudnolease extensions you would need to own the premises for a couple of years before you are legally able to carry out a lease extension. Make sure you find out if there are any onerous prohibitions in the lease. For example it is fairly common in Llandudno leases that pets are not permitted in certain buildings in Llandudno. If you love the apartmentin Llandudno yet your cat is not allowed to make the move with you then you will be presented with a difficult compromise. Is the freehold owned collectively by the tenants?