As a FTB what is the most important advice you can give me about purchase conveyancing in Old Colwyn?
Not many law firms or advisers will tell you this but conveyancing in Old Colwyn or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and even potentially the bank. Appointing a solicitor for your conveyancing in Old Colwyn should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to act in your best interests and to keep you safe.
On occasion a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may try to convince you to do something that is contrary to your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am in the process of refinancing my property in Old Colwyn, does my lawyer have to be on the HSBC Conveyancing panel?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Can you help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Old Colwyn?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I had an offer accepted on a property in Old Colwyn on 22/10/2025, valuation was booked 4 days after, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yorkshire BS have agreed my home loan in principle, my offer on a apartment in Old Colwyn has been agreed to, what happens next?
Your estate agent will need to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Call up Yorkshire BS or the broker and complete any relevant documentation. Yorkshire BS will sellect a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Old Colwyn.
I bought my home on 2 January and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Old Colwyn expressed confidence that it should be registered inside ten days. Are titles in Old Colwyn uniquely lengthy to register?
As far as conveyancing in Old Colwyn is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any third parties. Currently approximately 80% of such applications are completed within 12 days but some can be subject to extensive hold-ups. Registration takes place once the buyer is living at the property thus registration formalities is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Old Colwyn is where the house is located. Is there any guidance you can give?
Flying freeholds in Old Colwyn are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Colwyn you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Colwyn may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Being a tenant I am liable for a maintenance fee for my appartment in Old Colwyn. As a result of flawed financial planning I fell into arrears with payments. I negotiated a clearance schedule but there is still around £2000 currently outstanding.
I now wish to sell and I am panicking this can hold me back if I have to pay off the amount due in advance. Do I have to settle before - is this practicable?
It would be wise to clarify with the solicitor conducting your Old Colwyn conveyancing but one option might be to agree for the arrears to be attributed to the purchasers. The purchase price due would be adjusted to reflect the amount of debt they take on. They would then discharge the arrears following completion of the purchase.