I am close to exchanging contracts on the sale of our house in Llandough and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Llandough. Having lived in Llandough for six years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? 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 health insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who dealt with the conveyancing in Llandough 5 years ago are no longer around. What do I do?
Assuming the title is registered the details of your proprietorship will be retained by HMLR under a Title Number. It is easy to perform a search at the Land Registry, identify your property and secure up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I have been on the look out for a ground for flat up to £305k and identified one near me in Llandough I like with a park and station nearby, however it only has 49 years unexpired on the lease. There is not much else in Llandough in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
In my capacity as executor for the will of my grandmother I am selling a property in Newport but reside in Llandough. My lawyer (approximately 250 kilometers from mehas requested that I sign a stat dec before completion. Could you suggest a conveyancing solicitor in Llandough to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Llandough based
Jane (my partner) and I may need to sub-let our Llandough 1st floor flat temporarily due to taking a sabbatical. We instructed a Llandough conveyancing firm in 2004 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your previous Llandough conveyancing solicitor is not available you can review your lease to see if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain permission from your landlord or other appropriate person prior to subletting. This means that you cannot sublet without first obtaining permission. The consent should not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
Llandough Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
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Be sure to discover if the the lease includes any adverse restrictions in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Llandough. If you like the propertyin Llandough but your cat can’t live with you then you will be faced difficult choice. Best to be warned if fixing the lift or some other major work is due in the near future to be shared between the tenants and could well materially increase the the maintenance costs or necessitate a one time payment. You should be aware that where the lease has less than 80 years it will affect the salability of the property. Check with your lender that they are content with remaining years on the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have owned the property for a couple of years before you are entitled to extend the lease.
My mortgage broker has suggested using their lawyer for the conveyancing in Llandough - Surely it’s easier to just instruct them?
It is not always the case and you are entitled to instruct whichever lawyer of your choosing for your Llandough home move. The solicitor suggested by a 3rd party adviser may not necessarily be the best conveyancer, they may put forward their preferred conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.