It is a dozen years since I purchased my home in Henllan. Conveyancing solicitors have just been appointed on the sale but I can't track down my title documents. Is this a major issue?
You need not be too concerned. First the deeds may be with the lender or they could be in the possession of the lawyers who handled the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Henllan involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a garden flat in Henllan. Do I collect the keys to the premises on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Henllan?
On the day of completion you will not be required to go to the conveyancers office in Henllan. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Is it the case that all Henllan CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Planning on purchasing a house in Henllan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Henllan property lawyer is on the Barclays conveyancing panel.
Have completed on a a semi-detached house in Henllan , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Henllan conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.
As far as conveyancing in Henllan registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. At present approximately 80% of submission are completed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place once the new owner has moved in to the premises therefore 'speed' is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Henllan is where the house is located. Can you shed any light on this issue?
Flying freeholds in Henllan 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 Henllan you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henllan may decide 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.
Last June I purchased a leasehold property in Henllan. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a basement flat in Henllan, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Henllan with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease expires on 21st October 2092
With only 67 years left to run we estimate the price of your lease extension to be between £10,500 and £12,000 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Is planning permission necessary to change a single dwelling into a couple of flats in Henllan? This has taken place to a property opposite to a friend in Henllan and was unaware of the conversion until it was finished.
Planning consent is required for splitting a single dwelling in Henllan into flats but probably not for converting once again to single dwelling-house so, simply put, yes,a it is needed.