I am acquiring a property mortgage free in Cowbridge. I have resided for the last twelve years in Cowbridge. Conveyancing searches are a lot of money. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then all but one or two of the Cowbridge conveyancing searches are at your discretion. Your lawyer will try and sway you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of advice. One thing to consider; if you are likely to sell the house at a future date, it may be of importance to your prospective purchaser what the searches determine. Sometimes premises with apparent issues can still throw up adverse search results. A good conveyancing solicitor in Cowbridge should provide you some practical advice here.
The Cowbridge conveyancing lawyers that just started acting on my purchase in Cowbridge have suddenly closed. I only went with them because I had to have a solicitor on the Clydesdale conveyancing panel and my previous Cowbridge lawyer was not. I issued them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
I understand that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a property in Cowbridge? or Apparently there is historic law that could mean that owners of property residing in a parish church boundary may be liable to pay for maintenance to the chancel in proximity to the church. Is this appropriate for conveyancing in Cowbridge?
Unless a previous purchase of the house took place post 12 October 2013 you can take it that solicitors delivering conveyancing in Cowbridge to remain recommending a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who dealt with the conveyancing in Cowbridge 4 years ago are no longer around. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, find your property and get up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Cowbridge is where the house is located. Can you offer any advice?
Flying freeholds in Cowbridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cowbridge you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cowbridge may ascertain 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 residence.
I'm remortgaging a house in Cowbridge. I have found my conveyancer's company on the CLC list, but I can't find my lawyer's name on the list. Should I be concerned?
Not every individual in the company must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.