Is the fact that my conveyancer in Penmaenmawr is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Penmaenmawr conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am purchasing a property and require a conveyancing solicitor in Penmaenmawr who is on the Barclays conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Penmaenmawr. We dont recommend any particular firm.
Is it necessary to take out insurance to cover chancel repairs when acquiring a residence in Penmaenmawr?
Unless a previous acquisition of the property completed after 12 October 2013 you can take it that conveyancing practitioners carrying out conveyancing in Penmaenmawr to remain recommending a chancel search and or chancel repair liability insurance.
Due to the guidance of my in-laws I had a survey completed on a property in Penmaenmawr ahead of retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders may not issue a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Penmaenmawr. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Penmaenmawr to see if the conveyancing will be more expensive.
I own a leasehold flat in Penmaenmawr. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Penmaenmawr who previously acted has long since retired. Any advice?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Penmaenmawr conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Penmaenmawr Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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Generally speaking the cost for major works tend not to be built into the service charges, albeit that there some managing agents in Penmaenmawr ask tenants to contribute towards a sinking fund created for the specific intention of establishing a fund for major works. What is the length of the lease?
What do I do if I am not happy with the conveyancing practitioner who conducted our conveyancing in Penmaenmawr?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally things do go wrong. However there is recourse if you were dissatisfied with your conveyancing in Penmaenmawr. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their governing body. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.