I'm in the process of transferring my existing standard loan to a BTL Nationwide Building Society mortgage. I have been informed by my broker that I need a lawyer as part of the process. I had a chat my previous Henllys conveyancing solicitor who who conducted the conveyancing when I initially acquired the house. The costs illustration supplied of £550 is surprising as its a refinance than a sale or purchase.
The estimate fees are a little high. If you you were to look around you might get the conveyancing a bit cheaper by as much as £125. That being said, providing that you were happy with the legal work the firm offered you maylive to regret choosing an an unknown lawyer. If is important to ensure the conveyancer can also act for Nationwide Building Society. Do use our search tool to locate a Henllys conveyancing firm on the Nationwide Building Society conveyancing panel, which can often include conveyancing solicitors in Henllys.
We are intent on selling our property in Henllys and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in Henllys. Having lived in Henllys for six years we know of no issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of 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 life insurance to cover that same sickness)
Me and my brother have a semi-detached Edwardian house in Henllys. Conveyancing solicitor represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Henllys and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who completed the work.
I've recently found out 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 quick, chain free conveyancing. Henllys is where the house is located. Is there any guidance you can give?
Flying freeholds in Henllys are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Henllys you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henllys 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.
In my capacity as executor for the will of my grandfather I am selling a property in Cardiff but I am based in Henllys. My lawyer (approximately 200 kilometers from merequires that I sign a stat dec prior to completion. Can you recommend a conveyancing solicitor in Henllys who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Henllys
Our lawyer in Henllys has identified a defect with the lease for the property we are purchasing in Henllys. The other side have offered title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.