It is a dozen years since I bought my home in Llanmartin. Conveyancing lawyers have recently been instructed on the sale but I can't track down the title deeds. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they could still be with the solicitor who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Llanmartin involves registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.
I am looking to buy a flat and need a conveyancing solicitor in Llanmartin who is on the Britannia conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Britannia in certain locations such as Llanmartin. We dont recommend any particular firm.
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Llanmartin. Do I receive the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Llanmartin?
On the day of completion you do not need to attend the conveyancers office in Llanmartin. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
is it true that all Llanmartin solicitors on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be overseen by the SRA. Some lenders do list licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
I have finally had an offer on a flat in Llanmartin agreed to, but there is a chain. The sellers have put an offer on somewhere, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Llanmartin. What do I do now? At what point do I apply for the mortgage with Santander?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, Llanmartin conveyancing search costs, etc). The first thing to do is check that your property lawyer is on the Santander approved list. As to the subsequent phase this very much depends on the specifics of your case, desire for the property and on the state of the market. During a hot market some purchasers will apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they pay their property lawyer to move forward with searches.
I am buying a property and the conveyancer has identified Chancel Repair to which the house could be obligated to contribute to as it falls into the area of such a church. She has recommended insurance. Is this really required for conveyancing in Llanmartin
Unless a previous acquisition of the premises took place after 12 October 2013 you may assume that solicitors handling conveyancing in Llanmartin to remain recommending a chancel search and or insurance against a claim.
I am buying a new build apartment in Llanmartin. Conveyancing is a frightening process 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Llanmartin
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Can you offer any advice when it comes to choosing a Llanmartin conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Llanmartin conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Llanmartin conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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How many lease extensions have they completed in Llanmartin in the last twenty four months? Can they put you in touch with clients in Llanmartin who can give a testimonial?
Llanmartin Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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Are any of leasehold owners in dispute over their service charge payments? Best to be warned if changing the roof or some other major work is due shortly that will be shared by the leasehold owners and will dramatically increase the the service fees or require a specific payment. Be sure to discover if there are any onerous prohibitions in the lease. For example it is reasonably common in Llanmartin leases that pets are not permitted in in a block in Llanmartin. If you like the apartmentin Llanmartin however your cat can’t make the move with you then you have a very difficult decision.