I am thinking of remortgaging my property in Aberaeron, does my lawyer need to be on the HSBC Conveyancing panel?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am close to exchanging contracts on the sale of our home in Aberaeron and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Aberaeron lawyer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Aberaeron. Having lived in Aberaeron for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Just acquired a terraced house in Aberaeron , how long will it take for the Land Registry to record the transfer to my name? My Aberaeron conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.
There is nothing unique about conveyancing in Aberaeron registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry communicate with any other persons or bodies. At present in the region of 80% of such applications are completed within two weeks but some can be subject to extensive delays. Historically registration occurs after the buyer is living at the premises so 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Aberaeron is where the house is located. Can you shed any light on this issue?
Flying freeholds in Aberaeron are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberaeron you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberaeron 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 residence.
I've recently bought a leasehold house in Aberaeron. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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).
Aberaeron Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
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What restrictions are there in the Aberaeron Lease? Is anyone aware of any major works on the horizon that will add a premium to the maintenance costs? Are any of leasehold owners in arrears of their service charge liability?
We are about to buying a property in Aberaeron. Could our conveyancing practitioner keep the amount we are are purchasing for confidential from the likes of Zoopla. what can I do to ensure this is not disclosed?
HMLR by statute are obliged to note price sold data on the official title for domestic properties countrywide including premises in Aberaeron. The register of title is a public document, so HM Land Registry would be breaching their statutory duty if they failed to grant access to the register.
In essence you can ask HM Land Registry to hide the price paid entry however the answer would be a No.