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Conveyancing in Conwy Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 27/04/17

Pertinent local travel and services facts ;

Caernarfon Airport Airport is 24 miles from Conwy. and the closest train station to Conwy is Conwy.

Q.

Conwy attractions

A.

Aberconwy House National Trust Conwy Town Walls Cadw and Plas Mawr Elizabethan Town House Conwy Cadw are easily accessible from Conwy.

The nearest hospital for Conwy is Llandudno General.

Q.

I need to find an affordable Conwy conveyancing quote. What do I need to check for?

A.

This issue catches out many homeowners, and can leave them paying far more in fees than they budgeted, and many conveyancers offer so-called cheap conveyancing, but extra charges are frequently hidden in the solicitor's terms, left unread by preoccupied homeowners Additional charges which are listed in terms and conditions should be reasonable and only apply to matters if your solicitor must perform additional tasks , which could not be anticipated at the start of the process. The online quote calculator can generate an accurate statement of the legal fees for the property you plan to buy.

Q.

In what ways can a lawyer in Conwy report on the risk of possible flooding at Conwy for a seventies home we are intending to purchase?

A.

A conveyancing lawyer makes an application for standard protocol conveyancing searches that will include Conwy flood risk information. In addition the Conwy conveyancer may possibly recommend a more involved (e.g. Landmark) detailed search.

Q.

Which Conwy areas are eligible for stamp duty relief?

A.

Conwy disadvantaged areas are identified by council ward. Disadvantaged areas in and around Conwy are Bryn, Pant-yr-afon/Penmaenan, Tudno, Glyn, Towyn, Kinmel Bay, Pentre Mawr, Llysfaen, Gogarth and Mostyn. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.

Q.

In a few months we are anticipating to be finally moving from our period house in Conwy into a larger house in Ceredigion . At what stage to choose a removals firm?

A.

Most property lawyers will recommend that buyers and sellers delay organising removals until after exchange of contracts because a home moving date wont have been agreed.

Usually house removals companies will levy a late cancellation fee . Why not try Deanes, The Container Store/Vale Rd, Llandudno Junction, LL31 9SH Phone: 01492 582934 or Coastline Removals, 15 Albert Dr, Deganwy, Conwy, LL31 9SP Tel: 01492 584244.

Q.

I am intending to buy a restored chapel in the parish of Conwy. Do we need a chancel search?

A.

The solicitor should confirm that a chancel search be taken out, irrespective of the parish in which the property being purchased is located. In older areas of Conwy, chancel repair has the potential to be charged on the current owners of a property where parish councils have previously chosen not to do so. It is not safe to rely on the historical behaviour of the parish council alone as a guide.

Q.

In respect to the serious river flooding in Wales, I am anxious that property environmental searches might not be exacting enough?

A.

Conveyancing searches applied for by your Conwy property lawyer will also include the more specialist search (Landmark) if required.

If you are concerned it may be worth trying to visit a neighbour.

Q.

If I am buying near rectory land in Conwy, would you advise that I get a search for chancel liability?

A.

Some owners in Conwy can be required to contribute towards the cost of repairs to an old church building. Terms used in a property's name, like 'rectory', may indicate chancel liability. A conveyancing solicitor will be able to advise as to whether a chancel search is necessary, and recommend suitable insurance.

Q.

What actions can we take to hold off paying for stamp duty to the Revenue?

A.

Stamp Duty Land Tax is usually due on homes over 125,000 pounds. Stamp duty reduction should be treated with extreme caution. These schemes are often uneconomical and , if a scheme is challenged, you can be fined up to 100% of the amount owed, in additional to the tax itself.

 
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