My wife and I are planning to acquire a flat in Menai Bridge and have appointed a Menai Bridge conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this afternoon contacted us to inform me that there is now an issue as our Menai Bridge conveyancer is not on their conveyancing panel. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Menai Bridge solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Would the conveyancing lawyers that you recommend handle attended exchange conveyancing in Menai Bridge?
There are a few conveyancing experts carrying out personalised exchanges. Do contact us to secure a conveyancing quote and details as to dates.
When does exchange of contracts take place for purchase conveyancing in Menai Bridge and do I need to attend the lawyers branch?
Where you are near to one of the conveyancing solicitors in Menai Bridge you are welcome to come in to sign the paperwork. That being said, the law practices we work with provide a countrywide conveyancing service and provide just as detailed and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not the critical part. Signing on the dotted line simply enables the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Menai Bridge)to be in the office at the appropriate time.
I just acquired a house at auction in Menai Bridge. Conveyancing is required. What is next?
Having exchanged you will need to hire the services of a conveyancing lawyer soon as you will have a pending a fixed date to complete the conveyancing. An auction property will ordinarily have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should pass this on to the conveyancer working for you ASAP. Do make sure that you have funds organised to complete on the on the contractual date .
I am aiming to move property in November. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Menai Bridge. Conveyancing firm was organised before I stumbled across this site.
On the day of completion you can collect the keys from your selling agent but this can only occur after the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can inform the removal men that they can start moving you in. We do not recommend a specific removal company but can help you locate a conveyancing in Menai Bridge or a firm that specialises in conveyancing in Menai Bridge.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Menai Bridge solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Menai Bridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am intending to rent out my leasehold flat in Menai Bridge. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Notwithstanding that your last Menai Bridge conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the premises. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you need to obtain consent from your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet without first obtaining permission. The consent should not be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord for their consent.
I am the registered owner of a 1 bedroom flat in Menai Bridge, conveyancing having been completed 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Menai Bridge with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2095
You have 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
Should one as executor remove a departed person's name from the title register for a house in Menai Bridge?
Where a Menai Bridge property is jointly owned and one of the proprietors dies, their name will not immediately be removed from the title deeds. You are not required to remove their name as when it comes to a disposal you would simply be asked to evidence why the other proprietor is not a party to the conveyance, ordinarily this is in the form of the probate documents.
With a view to making the sale conveyancing smoother in the future you may arrange to have the deceased party removed from the title by applying to HM Land Registry with evidence of the death. There is no land registry fee payable.