When researching consumer advice sites for an online lawyer in Conwy, most say that I should instruct a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Conwy is one of the many areas of the UK where there are CQS solicitors.
I need some fast conveyancing in Conwy as I am faced with an ultimatum to exchange contracts within one month. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Conwy the following are examples of issues that can be revealed and therefore affect future mortgageability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
I opted to have a survey carried out on a property in Conwy before instructing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders will refuse to issue a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Conwy. Conveyancing will be smoother if you use a solicitor in Conwy especially if they are familiar with such properties in Conwy.
Am I best advised to instruct a Conwy conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can conduct the legal work however his firm is located 400miles away.
The benefit of a high street Conwy conveyancing firm is that you can pop in to execute paperwork, deliver your ID and pester them if necessary. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were content that must outweigh using an unknown Conwy conveyancing lawyer solely due to them being round the corner.
Back In 2003, I bought a leasehold house in Conwy. Conveyancing and mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Conwy who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Conwy conveyancing firm to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a ground floor flat in Conwy, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Conwy with an extended lease are worth £165,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 50
With 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.