It is a dozen years since I purchased my property in Borth Y Gest. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be with the mortgage company or they could still be with the solicitor who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Borth Y Gest involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
Do I have to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Borth Y Gest so that I can attend their offices if necessary.
These days conveyancing panel lawyers for lenders carry out their work through Royal Mail, e-mail or over the phone. This enables them to conduct the legal work for your home move regardless of where you live in England or Wales. That being said you can see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
I own a terraced Victorian house in Borth Y Gest. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Borth Y Gest 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 mortgage companies. You can also check the situation with your conveyancing solicitor who carried out the work.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Borth Y Gest is the location of the property. Can you shed any light on this issue?
Flying freeholds in Borth Y Gest are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Borth Y Gest you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Borth Y Gest may determine 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 property.
I am 17 days into a freehold purchase having been directed to solicitors by the local agent to execute conveyancing in Borth Y Gest. I am am extremely disappointed with the quality of service. Could you you assist me in finding new lawyers?
A lawyer would have to be really poor in order to consider diss instructing them. Has the mortgage been issued? If so you need to advise them of the new conveyancer and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the lenders approved list to avoid supplemental charges and delays. So that should be your first question of the new conveyancers. The find a solicitor tool will help you find a lender approved solicitor for your home move in Borth Y Gest
I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Borth Y Gest. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Borth Y Gest ?
The majority of houses in Borth Y Gest are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Borth Y Gest so you should seriously consider looking for a Borth Y Gest conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your solicitor should advise you fully on all the issues.
I inherited a ground floor flat in Borth Y Gest, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Borth Y Gest with a long lease are worth £211,000. The ground rent is £45 yearly. The lease ceases on 21st October 2092
You have 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.