A friend pointed out to me me that in buying a property in Harlech there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Harlech which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Harlech should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have a mortgage agreed in principle with Aldermore. Harlech conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?
Some lenders take longer than others. Have Aldermore conducted the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I'm spending time viewing flats in Harlech and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Coventry BS.
It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are obtaining a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
I completed on my house on 13 January and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Harlech said it will be recorded inside ten days. Are transfers in Harlech uniquely lengthy to register?
As far as conveyancing in Harlech is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd parties. At present roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration is effected after the buyer is living at the premises thus registration formalities is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers could speak with the land registry and explain the circumstances.
How does conveyancing in Harlech differ for new build properties?
Most buyers of new build property in Harlech contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Harlech typically purchase the site, 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 Harlech or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Harlech is where the house is located. Can you shed any light on this issue?
Flying freeholds in Harlech are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harlech you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harlech may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the estate of my uncle I am selling a residence in Swansea but I am based in Harlech. My lawyer (based 300 kilometers awayhas requested that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Harlech who can witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Harlech based