It is a dozen years since I purchased my house in Caernarfon. Conveyancing solicitors have just been instructed on the sale but I am unable to locate the title deeds. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be with your lender or they could be archived with the lawyers who acted in your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Caernarfon relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Various web forums that I have frequented warn that are the main cause of obstruction in Caernarfon conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Caernarfon.
Me and my brother purchased a renovated Georgian house in Caernarfon. Conveyancing solicitor acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Caernarfon and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing solicitor who conducted the purchase.
How does the Landlord & Tenant Act 1954 impact my business premises in Caernarfon and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, granting the right to make a request to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Caernarfon
In my capacity as executor for the estate of my aunt I am selling a residence in Neath but I am based in Caernarfon. My solicitor (based 200 kilometers from meneeds me to sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Caernarfon who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Caernarfon based
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Caernarfon. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Caernarfon ?
The majority of houses in Caernarfon are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Caernarfon in which case you should be shopping around for a Caernarfon conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should report to you on the legal implications.
I purchased a 1 bedroom flat in Caernarfon, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Caernarfon with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2102
With only 76 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.