Can I use your services to recommend a Conveyancing solicitor in Hengoed even if I’m not purchasing or selling a house, for instance if I wish to buy a shop in Hengoed with a mortgage from Santander?
Our search tool is mainly used to find domestic conveyancing solicitors in Hengoed but we have set out towards the bottom of this page some Hengoed commercial conveyancing firms. You should speak with the solicitors directly to check if they can also act for Santander
I just bought a flat at auction in Hengoed. Conveyancing is required. What is next?
Now that you have exchanged you should choose a conveyancing lawyer soon as you will have a pending a drop dead date to complete the property. Every auction property should have an associated auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should hand this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.
My fiancee and I are in the process of viewing apartments in Hengoed and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Skipton.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Hengoed property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
My wife and I purchased a 4 bedroom Victorian property in Hengoed. Conveyancing practitioner acted for me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Barclays to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hengoed and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing lawyer who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Hengoed is where the house is located. Can you offer any assistance?
Flying freeholds in Hengoed are unusual 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 residence.
How can the Landlord & Tenant Act 1954 impact my business premises in Hengoed and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial lessees, granting the a statutory right to make a request to court for a renewal lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Hengoed is one of the hundreds of locations in which the firms we work with are located
I am a negotiator for a long established estate agent office in Hengoed where we have witnessed a number of flat sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local Hengoed conveyancing firms. Please can you clarify whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Hengoed Leasehold Conveyancing - Sample of Questions you should ask before buying
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How much is the service charge and ground rent on the flat? The prefered form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this situation the tenants benefit from control and although a managing agent is frequently employed where it is bigger than a house conversion, the managing agent is directed by the tenants. Where a Hengoed lease has fewer than eighty years it will affect the marketability of the flat. It is worth checking with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will probably require a lease extension at some point and it is worth discovering what this will be. Remember, in most cases you will need to own the premises for a couple of years before you are eligible to extend the lease.