I am due to complete buying a property in Benllech but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the current proprietors of £3k by way of a reduction in the price. This was going to be dealt with as part of a side agreement however Bank of Ireland will not permit this. Why were they notified?
Your conveyancer that is on the Bank of Ireland conveyancing panel is duty bound to advise Bank of Ireland of any amendments to the purchase price. If you prohibit your conveyancer to report the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new solicitor for your conveyancing in Benllech.
We see that you have a post code search directory listing solicitors on the Principality conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Benllech?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Benllech.
I am purchasing a property and need a conveyancing solicitor in Benllech who is on the Leeds Building Society conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Benllech. We dont recommend any particular firm.
Is it the case that all Benllech solicitor practices on the Co-operative conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Benllech solicitor on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I've read lots 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 Benllech solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Benllech postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Benllech.
How can the Landlord & Tenant Act 1954 impact my business property in Benllech and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business tenants, giving them the legal entitlement to make a request to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Benllech