Finally the sale completed on my house in Llanfechain last December yet the purchaser is calling me to say his solicitor needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Following your house sale your lawyer is duty bound to send the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer should also send confirmation that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion steps just for conveyancing in Llanfechain.
My Solicitor in Llanfechain has never been on on the Bank of Ireland Conveyancing Panel. Can I still continue with my family solicitor even though they are excluded from the Bank of Ireland panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Llanfechain lawyers but Bank of Ireland will need to instruct a conveyancer on their panel. This will inevitably rack up the total conveyancing fees and cause frustration.
- Get an alternative solicitor to act in the purchase, remembering to check they are Convince your lawyer to use their best endeavours to join the Bank of Ireland conveyancing panel
Is there a list of Nationwide panel solicitors in Llanfechain on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available online. Where you are seeking to appoint a Llanfechain property lawyer on the Nationwide please use our tool.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Llanfechain conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I have instructed a Llanfechain lawyer having checked that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Llanfechain surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do I need to take out insurance to cover chancel repairs when purchasing a residence in Llanfechain?
Unless a previous acquisition of the house took place post 12 October 2013 you could expect solicitors conducting conveyancing in Llanfechain to continue to advocate a chancel search and or insurance against a claim.
I am looking for a leasehold apartment up to £245,000 and found one round the corner in Llanfechain I like with a park and transport links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Llanfechain for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Having checked my lease I have discovered that there are only 68 years remaining on my lease in Llanfechain. I need to extend my lease but my landlord is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the freeholder. In some cases a specialist would be helpful to carry out a search and to produce a report to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Llanfechain.
I am the registered owner of a 2 bed flat in Llanfechain, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Llanfechain with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2085
With only 59 years unexpired the likely cost is going to range between £20,900 and £24,200 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.