Is the fact that my solicitor in Betws Y Coed is not on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor 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 contact the Betws Y Coed conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

We see that you have a search directory listing solicitors on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Betws Y Coed?

We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Betws Y Coed.

Will my conveyancer be making enquiries about flooding as part of the conveyancing in Betws Y Coed.

Flooding is a growing risk for lawyers dealing with homes in Betws Y Coed. Some people will purchase a property in Betws Y Coed, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, but there are a numerous searches that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Betws Y Coed. The standard completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to determine if the premises has suffered from flooding. If the property has been flooded in past which is not disclosed by the seller, then a purchaser may issue a legal claim for losses stemming from an inaccurate reply. The buyer’s solicitors will also carry out an enviro search. This should reveal if there is any known flood risk. If so, more detailed investigations should be conducted.

Just bought a detached house in Betws Y Coed , how long will it take for the Land Registry to record the transfer to my name? My Betws Y Coed conveyancing solicitor has been painfully slow, so I want to check that my ownership is recorded.

As far as conveyancing in Betws Y Coed is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any interested parties. As of today in the region of three quarters of such applications are completed in less than three weeks but occasionally there can be protracted delays. Registration takes place once the purchaser has moved in to the property therefore an expedited registration is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.

Back In 2009, I bought a leasehold flat in Betws Y Coed. Conveyancing and Barnsley Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Betws Y Coed who previously acted has now retired. Any advice?

First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Betws Y Coed conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Betws Y Coed Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

It is important to be aware whether changing the roof or some other significant cost is due in the near future that will be shared by the tenants and may well materially increase the the service costs or require a specific invoice. Its a good idea to discover as much as possible regarding the managing agents as they can either make your life much easier or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to day to day issues such as the upkeep of the common parts. Ask other tenants what they think of them. In conclusion, investigate as to the dates that the service charges are due to the appropriate party and precisely what you get for your money. The majority of Betws Y Coed leasehold flats will be liable to pay a service bill for the upkeep of the block set by the management company. Should you purchase the property you will have to pay this contribution, normally in instalments accross the year. This could vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent for you to pay annual, ordinarily this is not a large amount, say approximately £50-£100 but you need to enquire it because sometimes it could be many hundreds of pounds.