Should conveyancers request money on account for my conveyancing in Pencoed?
If you are buying a property in Pencoed your lawyer will ask you place them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the sale price then this should be needed shortly in advance of exchange of contracts. The final balance that is due will be payable a few days ahead of the day of completion.
This question may be naive but I am unseasoned as FTB of a two bedroom flat in Pencoed. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Pencoed?
On the day of completion you will not be required to attend the conveyancers office in Pencoed. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.
I have paid off my mortgage with Virgin Money. I assume I don't need a Pencoed conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being a right pain. The Pencoed solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring 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.
I am purchasing a house and the conveyancer has referenced Chancel Repair to which the house could be liable as it falls into the area of such a church. She has suggested insurance. Is this strictly necessary for conveyancing in Pencoed
Unless a prior purchase of the property took place post 12 October 2013 you could expect solicitors handling conveyancing in Pencoed to remain encouraging a chancel search and or chancel repair liability insurance.
My wife and I own a semi-detached Georgian property in Pencoed. Conveyancing lawyer acted for me and Coventry Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pencoed and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pencoed. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pencoed
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There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Pencoed and how can your lawyers assist?
The particular law that you refer to provides protection to business lessees, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Pencoed is one of our many locations in which our lawyers are located