I am nearing exchange of contracts for my flat in Gwaelod Y Garth and the EA has just called to warn that the purchasers are swapping solicitor. The excuse is that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a leading mortgage company only work with specific law firms rather the firm that they want to appoint for their conveyancing in Gwaelod Y Garth ?
Lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
I am the registered owner of a freehold premises in Gwaelod Y Garth but nevertheless charged rent, why is this and what is this?
It is rare for properties in Gwaelod Y Garth and has limited impact for conveyancing in Gwaelod Y Garth but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Various web forums that I have come across warn that are the primary cause of obstruction in Gwaelod Y Garth conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Gwaelod Y Garth.
Due to the guidance of my in-laws I had a survey completed on a property in Gwaelod Y Garth ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend not give a loan on this type of property.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Gwaelod Y Garth. Conveyancing will be smoother if you use a solicitor in Gwaelod Y Garth especially if they are accustomed to such properties in Gwaelod Y Garth.
I am selling my house. My former solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Gwaelod Y Garth if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Gwaelod Y Garth. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
Should one as executor remove a departed person's name from the title deeds for a house in Gwaelod Y Garth?
Where a Gwaelod Y Garth property is jointly owned and one of the proprietors passes away, the name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale your lawyer would simply need to evidence why the co proprietor is not included in the conveyance, such as the probate documents.
With a view to making things more straight forward in the future you may apply to have the deceased party removed from the title by submitting an application to the land registry with proof of the death. There is no fee from the Registry for this service.