It is is a decade since I purchased my home in Cyncoed. Conveyancing lawyers have recently been appointed on the sale but I can't track down my deeds. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they may be in the possession of the lawyers who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Cyncoed involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Do I need to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Cyncoed so that I can attend their offices when needed.
As opposed to 15 years ago, most mortgage companies no longer need their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still distinct advantages to using a locally based practitioner, in your situation a conveyancing solicitor in Cyncoed.
I am helping my sister sell her property in Cyncoed. Does the conveyancing solicitor commission an EPC or do I organise this?
Following the abolition of HIPs, EPC’s became a required part of moving property. An energy performance certificate needs to be commissioned in advance of the property being advertised. This is not a task that solicitors normally arrange. Where you are using a Cyncoed conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with reputable local accredited person
This question may be naive but I am unseasoned as FTB of a garden flat in Cyncoed. Do I receive the keys to the premises on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Cyncoed?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be invited to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
It is unclear whether my lender requires a lease extension. I have called into my local Cyncoed bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Cyncoed conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I have no idea who is right.
Your solicitor must comply with the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a property in Cyncoed? or Apparently there is an ancient law that means some homeowners residing in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Cyncoed?
Unless a previous purchase of the house took place post 12 October 2013 you can take it that lawyers handling conveyancing in Cyncoed to remain encouraging a chancel search and or chancel repair liability insurance.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who dealt with the conveyancing in Cyncoed 5 years ago have long since closed. What are my next steps?
You no longer need to have the physical original deeds to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I have been on the look out for a flat up to £195,000 and identified one close by in Cyncoed I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Cyncoed for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.