It is a dozen years since I acquired my home in Llanon. Conveyancing lawyers have just been instructed on the sale but I can't track down my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the mortgage company or they could be archived with the solicitor who oversaw the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Llanon involves registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Llanon lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Llanon building society branch on various occasions and was told they are content with the situation and they will lend. My Llanon conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the lawyer is on the lender panel, she or he must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Planning on purchasing a house in Llanon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanon conveyancer is on the Virgin Money conveyancing panel.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who conducted the conveyancing in Llanon 10 years ago no longer exist. What are my next steps?
You no longer need to have the physical original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Llanon differ for newly converted properties?
Most buyers of new build premises in Llanon contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because builders in Llanon tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanon or who has acted in the same development.
I opted to have a survey done on a property in Llanon ahead of appointing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some banks will not give a loan on such a premises.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llanon. Conveyancing will be smoother if you use a solicitor in Llanon especially if they are familiar with such properties in Llanon.
What does commercial conveyancing in Llanon cover?
Llanon conveyancing for business premises incorporates a wide array of services, given by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.