Can I use your services to locate a Conveyancing solicitor in St Asaph even where I’m not purchasing or selling a house, for instance where I want to acquire a shop in St Asaph with a mortgage from HSBC Bank?
The service is predominantly utilised to select domestic conveyancing solicitors in St Asaph but we have listed towards the bottom of this page some St Asaph commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they can also act for HSBC Bank
I am considering applying for a UBS mortgage for purchase of a new build (under development) in St Asaph with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I own a renovated Georgian house in St Asaph. Conveyancing solicitor acted for me and Santander. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Asaph and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing solicitor who conducted the conveyancing.
How does conveyancing in St Asaph differ for new build properties?
Most buyers of new build or newly converted property in St Asaph come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in St Asaph usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Asaph or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. St Asaph is where the house is located. Can you shed any light on this issue?
Flying freeholds in St Asaph are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Asaph you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Asaph 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.
I own a leasehold house in St Asaph. Conveyancing and The Mortgage Works mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in St Asaph who acted for me is not around. What should I do?
First contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a St Asaph conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
St Asaph Leasehold Conveyancing - Sample of Queries Prior to Purchasing
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Is anyone aware of any major works on the horizon that will add a premium to the service costs? Most St Asaph leasehold properties will incur a service charge for maintenance of the block set by the freeholder. If you acquire the flat you will have to pay this amount, usually in instalments during the year. This may differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge to be met yearly, ordinarily this is not a exorbitant figure, say around £25-£75 but you need to enquire as occasionally it can be surprisingly expensive. You should want to find out as much as possible about the company managing the block as they can either make living at the property much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to practical issues such as the upkeep of the common parts. Don't be shy to ask other tenants what they think of their management. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and specifically how they are spending that money.