Am I correct in assuming that the fact that my conveyancer in Abertridwr is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Abertridwr conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I have recently bought a house in Abertridwr. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been carried out as part of conveyancing in Abertridwr?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Abertridwr. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, a seller fills in a form known as a Seller’s Property Information Form. answers turns out to be inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Abertridwr.
It is 10 years ago since I bought my property in Abertridwr. Conveyancing lawyers have recently been appointed on the sale but I can't track down the title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Abertridwr involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Abertridwr for a purchase of a freehold house 12 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Abertridwr conveyancing specialists.
I have recently realised that I have Fifty years remaining on my flat in Abertridwr. I now want to extend my lease but my landlord is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the lessor. For most situations an enquiry agent would be helpful to try and locate and prepare an expert document to be used as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Abertridwr.
I invested in buying a split level flat in Abertridwr, conveyancing formalities finalised in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Abertridwr with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2096
With only 71 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
The property lawyers conducting our conveyancing in Abertridwr has forwarded documents to review that state the property is unregistered with epitome documents. How can it be that the property not yet recorded at HM Land Regsitry?
It is rare for premises in Abertridwr to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Abertridwr conveyancing solicitors should be familiar with such matters but if any uncertainty exists the prevailing recommendation these days seems to be for the current owners to register it first and subsequently deal with the disposal - this will have a domino effect to result in a significant delay.