I chose a local solicitor for our conveyancing in Old Colwyn recently. Going through the terms of engagement I seeI am liable for costs even where the conveyance does not complete. Would I be best advised to use an internet conveyancing company offering no completion no charge conveyancing in Old Colwyn?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to neutralise those conveyances that do not proceed. Dont forget that these arrangements rarely cover expenditure by way of example Old Colwyn conveyancing search costs.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Old Colwyn?

There are many registered licenced Conveyancers in Old Colwyn and Solicitor practices in Old Colwyn who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We have a mortgage agreed in principle with Co-operative. Old Colwyn conveyancing solicitors are appointed. How long does it take for Co-operative to issue the offer to the conveyancer?

Some lenders take longer than others. Have Co-operative conducted the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My offer on a property in Old Colwyn has been accepted, but there is a chain. The owners have put an offer on somewhere, however it’s not yet tied up, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Old Colwyn. What should be my next step? When do I get the mortgage application with Clydesdale going?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Old Colwyn conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Clydesdale conveyancing panel. Concerning the subsequent steps this very much depends on the specifics of your transaction, desire for the property and on the state of the market. During a rising market the majority of home buyers will apply for the mortgage with Clydesdale and arrange for the valuation and only if it comes back ok would they ask their solicitor to move forward with the conveyancing in Old Colwyn.

My wife and I own a renovated Victorian property in Old Colwyn. Conveyancing lawyer acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same address. Is it worth asking HSBC Bank to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Old Colwyn and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who conducted the conveyancing.

I am buying a new build house in Old Colwyn benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about the extras as it could affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am in need of some leasehold conveyancing in Old Colwyn. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Old Colwyn - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Old Colwyn Conveyancing for Leasehold Flats - Examples of Queries before buying

Make sure you discover if there is anything that is prohibited in the lease. For example it is fairly common in Old Colwyn leases that pets are not allowed in in a block in Old Colwyn. If you like the flatin Old Colwyn yet your cat can’t live with you then you have a very hard decision. How long is the Lease? The majority of Old Colwyn leasehold apartments will have a service bill for maintenance of the block levied by the landlord. Should you acquire the apartment you will have to pay this contribution, usually in instalments during the year. This can differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met yearly, this is usually not a large figure, say around £50-£100 but you need to enquire as on occasion it could be prohibitively expensive.