My wife and I are purchasing a flat in Clynderwen. I might seem paranoid but how we can trust a lawyer? At some point we have to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Clynderwen. The Clynderwen property was put into my name in May. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the property in May. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some lenders would take a pragmatic view as this requirement primarily exists to identify the purchase and immediately sell or the flipping of properties.
We are getting the release of further monies on our home loan from Lloyds as we want to carry out alterations to our home in Clynderwen. Are we obliged to appoint a nearby Clynderwen solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds would not normally instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
I have a terraced Edwardian property in Clynderwen. Conveyancing lawyer acted for me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to 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 Clynderwen and other locations in 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 mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.
Due to the input of my in-laws I had a survey completed on a house in Clynderwen prior to retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend refuse to give a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Clynderwen. Conveyancing will be smoother if you use a solicitor in Clynderwen especially if they regularly deal with such properties in Clynderwen.
I need to retain a conveyancing solicitor for leasehold conveyancing in Clynderwen. I have chance upon a site which appears to be the ideal offering If it is possible to get all this stuff completed via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I own a leasehold flat in Clynderwen. Conveyancing and Coventry Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Clynderwen who acted for me is not around. Any advice?
First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Clynderwen conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a 1st floor flat in Clynderwen, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Clynderwen with a long lease are worth £181,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2076
With only 51 years remaining on your lease the likely cost is going to be between £30,400 and £35,200 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
My brother-in-law has suggested I instruct a conveyancing solicitor in Clynderwen. I I would like to check if they are on the lender's approved list of lawyers. Can you or the bank confirm if they are on the panel?
One option is to call the solicitor to check if they are on the bank's panel. If that does not help get in touch with us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a specialist conveyancing solicitor in Clynderwen on the panel for your lender.