Our solicitor has discovered a a problem with the lease for the property we are buying in Llanrhystud. The other side have put forward title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must check that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are planning to purchase with Loughborough BS. I dropped in a few high street firms but am struggling to find a Llanrhystud conveyancing firm on the Loughborough BS approved list. Can you help?
You should make the most of the find a conveyancing panel solicitor tool on this web page. Please choose the mortgage company and type Llanrhystud or your preferred area and you will be presented with numerous conveyancers based in Llanrhystud or by proximity to you.
Have completed on a a semi-detached house in Llanrhystud , how long should it take for the Land Registry to record my ownership? My Llanrhystud conveyancing solicitor has been very slow, so I want to be sure the registration is dealt with.
There is nothing unique about conveyancing in Llanrhystud registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry have to notify any interested parties. At present roughly 80% of submission are fully addressed within two weeks but some can be subject to protracted delays. Registration occurs once the purchaser is living at the premises therefore 'speed' is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Llanrhystud is the location of the property. Can you shed any light on this issue?
Flying freeholds in Llanrhystud are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanrhystud you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanrhystud may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
As co-executor for the estate of my aunt I am disposing of a house in Neath but live in Llanrhystud. My conveyancer (based 200 miles from merequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Llanrhystud to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Llanrhystud based
My wife and I purchased a leasehold house in Llanrhystud. Conveyancing and Santander mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Llanrhystud who previously acted has long since retired. What should I do?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Llanrhystud conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Llanrhystud Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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It would be sensible to find out as much as you can about the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to daily issues like the cleanliness of the communal areas. Don't be afraid to ask other people what they think of them. On a final note, find out the dates that the service charges are due to the relevant party and precisely how they are spending that money. Is the freehold reversion owned collectively by the leaseholders? This information is useful as a) areas may result in problems for the block as the common areas may begin to deteriorate if repairs are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to have complete disclosure