Some advice if I may. My Caerphilly conveyancer is informing me me that she is duty bound toorder Caerphilly conveyancing searches asthe firm are on the HSBCconveyancing panel. Is this really necessary?
You have limited options available to you. As you are obtaining a home loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Caerphilly conveyancing searches.
When will exchange of contracts happen for sale conveyancing in Caerphilly and am I required to be at the lawyers office?
Where you are local to one of the conveyancing solicitors in Caerphilly you are invited in to sign documents. However, the law practices we recommend provide a nationwide conveyancing service and give as equally detailed and professional a job for you when communicating with you by post or email. The signing of the contract is not the important part. Signing on the dotted line is necessary for the solicitor to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Caerphilly)to be in the office at the appropriate time.
My wife and I have recently appointed a conveyancing solicitor in Caerphilly. I I am struggling to find out whether they are accepted on the Bank of Ireland approved list of lawyers. Could you help?
You should call your conveyancer and ask them whether they are on the lender panel. Otherwise you should get in touch with Bank of Ireland who may be able to confirm.
Are there restrictive covenants that are commonly picked up during conveyancing in Caerphilly?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Caerphilly. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a ground for flat up to £195,000 and identified one close by in Caerphilly I like with amenity areas and railway links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Caerphilly for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Can you offer any advice when it comes to choosing a Caerphilly conveyancing practice to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Caerphilly conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Caerphilly conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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What are the legal fees for lease extension conveyancing? What volume of lease extensions have they completed in Caerphilly in the last twenty four months?
Leasehold Conveyancing in Caerphilly - Examples of Questions you should consider Prior to buying
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What is the length of the lease? Who takes responsibility for maintaining and repairing the building? What restrictions exist in the Caerphilly Lease?