Forgive me if this question is silly but I am unseasoned as a first time purchaser of a ground floor flat in Borth and Talybont. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Borth and Talybont?

On the day of completion you will not be required to go to the conveyancers office in Borth and Talybont. Your solicitors will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.

When it comes to mortgage companies such as Skipton, do Borth and Talybont property lawyers have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Our offer on a semi in Borth and Talybont has been accepted, but there is a chain. The owners have placed an offer on a flat, however it’s not yet agreed to, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Borth and Talybont. What do I do now? When should I get the mortgage application with Lloyds started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Borth and Talybont conveyancing search costs, etc). First, you should check that your solicitor is on the Lloyds conveyancing panel. As to the next steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a rising market many purchasers will apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they request their solicitor to press on with searches.

I used Arc property Solicitors several years ago for my conveyancing in Borth and Talybont. I now require my papers but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Borth and Talybont of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Borth and Talybont differ for new build properties?

Most buyers of new build or newly converted property in Borth and Talybont come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because developers in Borth and Talybont tend to purchase 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 conveyancing solicitors 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 used to new build conveyancing in Borth and Talybont or who has acted in the same development.

What does commercial conveyancing in Borth and Talybont cover?

Borth and Talybont conveyancing for business premises covers a wide range of guidance, supplied by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

Last May I purchased a leasehold flat in Borth and Talybont. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Borth and Talybont Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying

Can you inform me if there are any major works in the near future that could increase the maintenance charges? Does the lease contain onerous restrictions? How many of the leaseholders are in arrears for their service charge payments?