I sincerely hope you can help me. My Deeside solicitor is informing me me that she is duty bound toorder Deeside conveyancing searches resulting from the fact thatthe firm are on the Lloydsapproved lawyer panel. Is my conveyancer correct?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Deeside conveyancing searches.
Various online forums that I have frequented warn that are the number one reason for delay in Deeside conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Deeside.
It has been three months since my purchase conveyancing in Deeside completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Deeside is where the house is located. Can you offer any assistance?
Flying freeholds in Deeside are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deeside you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deeside may determine 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 property.
In what way does the Landlord & Tenant Act 1954 affect my business property in Deeside and how can your lawyers assist?
The particular law that you refer to gives security of tenure to business leaseholders, giving them the right to make a request to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Deeside
Do online conveyancing organisations do everything a high street Deeside solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Deeside?
Where you use an online conveyancer they should undertake all the tasks your Deeside solicitor will cover.