It is a dozen years since I purchased my home in Llandrindod Wells. Conveyancing lawyers have now been instructed on the sale but I can't find the title documents. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by your mortgage company or they may still be with the conveyancers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Llandrindod Wells relates to registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.
We are purchasing a apartment in Llandrindod Wells. It might be a silly question but how we can trust a solicitor? At some point we will need to put our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are due to move property in February. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Llandrindod Wells. Conveyancing firm was found prior to coming across this site.
On the day of completion you can pick up the house keys from the selling agent however this can only take place after the vendors solicitors advise the agent that they have the completion monies and the keys can be collected. You can inform the removal company that they can start moving you in. We do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Llandrindod Wells or a legal practice that specialises in conveyancing in Llandrindod Wells.
Last month we had a mortgage agreed in principle with Skipton. Llandrindod Wells conveyancing lawyers were chosen. How long does it take for Skipton to send the offer to the conveyancer?
Some lenders take longer than others. Have Skipton completed the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
2 months have gone by following my purchase conveyancing in Llandrindod Wells completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Llandrindod Wells. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Llandrindod Wells
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Last June I purchased a leasehold flat in Llandrindod Wells. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation 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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
Llandrindod Wells Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
-
Does the lease include onerous restrictions? Does the lease have more than 82 years unexpired? Are any of leasehold owners in arrears of their service charge liability?
My wife and I intend to buy our first house in Llandrindod Wells. Conveyancing practitioner has been instructed. The financial consultant advised that a survey is not needed as the property was only constructed 16 yrs ago.
The bare minimum you need a Home Buyer's Report. Given the residence was built over a decade ago the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may be sufficient. They will highlight any obvious issues and suggest further investigation if appropriate. If there are any signs of problems obtain a full Building Survey from the beginning.