Having sold my house in Milford Haven last January yet the purchaser is texting every few hours to say their lawyer needs to hear from myconveyancer. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor is duty bound to deliver the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also send confirmation that the mortgage has been redeemed to the buyers lawyers. There are no post completion tasks specific conveyancing in Milford Haven.
I am helping my mother sell her house in Milford Haven. Will the solicitor arrange an energy assessment or it is for me to coordinate?
After the abolition of Home Information Packs, EPC’s remained a mandatory part of moving property. An energy assessment needs to be commissioned before the property is placed on the market. It is not a task that conveyancers normally organise. Where you are instructing a Milford Haven conveyancing practitioner they might help arrange EPC’s due to their relationships with long established local assessors
I currently have a mortgage with Nationwide for my property in Milford Haven. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval in advance of renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.
The formalities of my remortgage has taken place for my property in Milford Haven. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have been told that property searches are a common reason for obstruction in Milford Haven conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Milford Haven.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who did the conveyancing in Milford Haven 5 years ago are no longer around. Will I be able to sell the house?
As long as the title is registered the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, identify your house and obtain current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Milford Haven is the location of the property. Can you shed any light on this issue?
Flying freeholds in Milford Haven are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Milford Haven you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Milford Haven 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 residence.
I've recently bought a leasehold flat in Milford Haven. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Milford Haven Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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Where a Milford Haven lease has fewer than 80 years it will have adverse implications on the marketability of the flat. It is worth checking with your mortgage company that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this will be. For most Milford Havenlease extensions you will need to own the property for two years before you are entitled to extend the lease. Are any of leasehold owners in arrears of their service charge liability?