It is is a decade since I acquired my home in Pwllheli. Conveyancing lawyers have recently been instructed on the sale but I can't find my title documents. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be kept by the mortgage company or they may still be with the solicitor who acted in your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Pwllheli relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
My brother-in-law has suggested I instruct a conveyancing solicitor in Pwllheli. I need to find out if they are accepted on the Godiva Mortgages Ltd approved list of lawyers. Can you help?
You should call your lawyer and enquire whether they can act for the bank. Alternatively you should call Godiva Mortgages Ltd who may be able to confirm.
This question may be naive but I am new to the process as FTB of a garden flat in Pwllheli. Do I receive the keys to the house on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Pwllheli?
On the day of completion you do not need to go to the conveyancers office in Pwllheli. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you should be called to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
A colleague informed me that in purchasing a property in Pwllheli there may be a number of restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Pwllheli which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Pwllheli should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer agreed on a house in Pwllheli. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £175. Shortly after, the lawyer called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are purchasing a property and the lawyer has referenced Chancel Repair to which the property may be obligated to pay given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly required for conveyancing in Pwllheli
Unless a prior purchase of the premises took place post 12 October 2013 you may assume that lawyers handling conveyancing in Pwllheli to remain encouraging a chancel search and or insurance against a claim.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pwllheli. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Pwllheli
-
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.
I was advised by a couple of local estate agents in Pwllheli to locate a property lawyer on your site. What’s the financial advantage for Estate Agents to market your services rather than a competitor’s?
We refuse to give any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.