Our Hengoed solicitor has spotted a discrepancy when comparing the information in the home valuation survey and what is in the title deeds. My lawyer has advised that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance right?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are planning to acquire a flat and require a conveyancing solicitor in Hengoed who is on the Lloyds approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Hengoed.
My partner and I are selling our home in Hengoed and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers used an internet conveyancing outfit rather than a conveyancing solicitor in Hengoed. We have lived in Hengoed for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Hengoed is the location of the property. Can you offer any guidance?
Flying freeholds in Hengoed are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hengoed you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hengoed 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 premises.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Hengoed and how can your lawyers assist?
The particular law that you refer to provides protection to commercial leaseholders, giving them the legal entitlement to apply to court for a new tenancy and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Hengoed
The conveyancers undertaking our conveyancing in Hengoed has forwarded papers to review that state the land is unregistered with epitome documents. Surely all properties in Hengoed should be registered?
It is a rare occurrence indeed to find premises in Hengoed not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Hengoed conveyancing lawyers should be able to handle this type of conveyancing but if any uncertainty reigns the prevailing advice these days appears to be for the vendor’s solicitor to address the registration formalities first and subsequently sell - this will predictably result in a protracted conveyancing.