I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Pentre Halkyn. The vast majority the properties are already disposed of. Do I need carry out the local searches for my conveyancing in Pentre Halkyn?
A big part of the Pentre Halkyn legal transfer of property is the conveyancing searches. There are numerous search providers delivering Pentre Halkyn conveyancing searches, as well direct from the local authority. These are generally termed personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
My aunt passed away six months ago and as sole heir and executor I was left the property in Pentre Halkyn. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
The mortgage over my property is with Nationwide for my property in Pentre Halkyn. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Nationwide must be informed of your intention in advance of letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.
Completion of my remortgage has taken place for my property in Pentre Halkyn. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pentre Halkyn solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Pentre Halkyn 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.
We are selling our house in Pentre Halkyn and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Pentre Halkyn conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Pentre Halkyn. We have lived in Pentre Halkyn for three years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must 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 sickness)
How does conveyancing in Pentre Halkyn differ for newly converted properties?
Most buyers of new build premises in Pentre Halkyn contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Pentre Halkyn tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pentre Halkyn or who has acted in the same development.
My husband and I are first time buyers - had an offer accepted, yet the agent advised that the seller will only move forward if we use the agent's recommended solicitors as they need an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Pentre Halkyn
We suspect that the seller is unaware of this request. If they require ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are serious buyers (b)you are ready to go, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Pentre Halkyn conveyancing lawyers - not the ones that will provide their estate agent a introducer fee or meet his conveyancing figures pre-set by head office.