It is a dozen years since I bought my property in Maesteg. Conveyancing lawyers have now been retained on the sale but I am unable to locate the title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Maesteg involves registered property but in the rare situation where your home is unregistered it is more tricky but is resolvable.
A relative recommended that if I am purchasing in Maesteg I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Maesteg conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Maesteg around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Maesteg Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Maesteg Education with maps and statistics, Local Amenities and other useful information concerning Maesteg.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who did the conveyancing in Maesteg 4 years ago no longer exist. What are my options?
Gone are the days when you need to hold title official documentation to prove you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm buying my first flat in Maesteg with a mortgage from Clydesdale. The developers would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my solicitor about this side-deal as it would put at risk my loan with Clydesdale. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Maesteg and how can your lawyers assist?
The particular law that you refer to provides a safeguard to commercial lessees, granting the legal entitlement to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Maesteg is one of our numerous locations in which our lawyers have offices
My husband and I are acquiring a ground floor flat in Maesteg. When we first instructed solicitor, they assured us that they were on all major UK mortgage company panels. The financial adviser contacted us yesterday to say that they are not on the Nationwide approved list. Were it to be true, what should we do? Should we simply pick a new property lawyer that is on their approved list or do we pay for dual representation, with Nationwide appointing their own preferred conveyancer.
When purchasing a property with mortgage finance it is usual for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to meet. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call Nationwide to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Nationwide's conveyancing panel as you are at liberty to use your preferred Maesteg lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the equation.