Can your site be used to locate a Conveyancing solicitor in Penrhyn Bay even where I’m not purchasing or disposing of a house, for instance where I want to acquire an office in Penrhyn Bay with a mortgage from Bank of Ireland?
Our comparison service is mainly used to locate domestic conveyancing solicitors in Penrhyn Bay but we have set out at the bottom of this page some Penrhyn Bay commercial conveyancing firms. You should make contact with the company directly to establish if they can also act for Bank of Ireland
I am the single recipient of my late mum's will with all property in now in my sole name, including the house in Penrhyn Bay. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the house in January. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this clause is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
I had an offer accepted on an apartment in Penrhyn Bay on 22/12/2025, valuation was booked 3 days later, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds 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 Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having digested plenty 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 Penrhyn Bay solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 Penrhyn Bay 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.
Are there restrictive covenants that are commonly picked up during conveyancing in Penrhyn Bay?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Penrhyn Bay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build flat in Penrhyn Bay. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Penrhyn Bay
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Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My husband and I are 3 weeks into a leasehold purchase having been directed to solicitors by the selling agent to execute conveyancing in Penrhyn Bay. We are not happy. Can you you assist me in finding new lawyers?
A conveyancer would have to be very bad in order to consider diss instructing them. Has your loan offer been sent? In the event that it has you need to inform them of the new contact details and get the offer are re-issued. Your solicitor ideally needs to be on the lenders panel to avoid added expenses and frustration. That should be your first question of the new solicitors. Our search tool will assist you in finding a lender approved conveyancer for your home move in Penrhyn Bay
Our lawyer in Penrhyn Bay has discovered a defect with the lease for the flat we are purchasing in Penrhyn Bay. The other side have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that as he is on the mortgage company conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.