I am acquiring a property without a mortgage in Machynlleth. I have been living for the previous Seventeen years in Machynlleth. Conveyancing searches are a lot of money. Given that I know the area and road very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then almost all of the Machynlleth conveyancing searches are non-obligatory. Your solicitor will 'advise', no-doubt strongly, that you should have searches done, but she is duty bound to take that path of guidance. One thing to bear in mind; if you are going to sell the house at a future date, it will be of interest to your future buyer what the searches reveal. Sometimes properties with no practical issues can still throw up negative search results. A good conveyancing solicitor in Machynlleth should be able to give you some constructive advice here.
How up to date is your database of Machynlleth solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?
Machynlleth conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
My uncle pointed out to me me that in purchasing a property in Machynlleth there could be various restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Machynlleth which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Machynlleth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the sole recipient of my late grandmother’s will and I have everything in my name alone, including the house in Machynlleth. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in September. Do I have to wait half a year to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Most lenders would take a practical view as this provision is principally there to capture subsales or the wholesaling and assigning of property.
I am selling my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being problematic. The Machynlleth solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend recommended that where I am buying in Machynlleth I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Machynlleth conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Machynlleth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Machynlleth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Machynlleth Education with maps and statistics, Local Amenities and other useful information about Machynlleth.
The deeds to my house are lost. The conveyancers who did the conveyancing in Machynlleth 5 years ago have long since closed. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware precisely where to find all the suitable paperwork so you can buy or dispose of your property without any difficulty. Where duplicates are not available, your conveyancer can put in place insurance or indemnities against future claims on your premises.
I opted to have a survey carried out on a property in Machynlleth in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks will not grant a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Machynlleth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Machynlleth to see if the conveyancing will be more expensive.