Am I correct in assuming that the fact that my solicitor in St Brides Major is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the St Brides Major conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My home in St Brides Major is up for sale and I have a buyer. Will the conveyancing practitioner have to be on the Principality conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
I am looking for a flat up to £235,500 and identified one close by in St Brides Major I like with open areas and station nearby, however it only has 61 years on the lease. I can't really find anything else in St Brides Major suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
As co-executor for the will of my aunt I am disposing of a property in Monmouth but live in St Brides Major. My lawyer (who is 200 miles awayrequires that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in St Brides Major who can attest this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are St Brides Major based
I’m about to sell my ground floor flat in St Brides Major. Conveyancing has not commenced, however I have recently had a yearly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal given that all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
St Brides Major Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
-
Generally speaking the outlay for major works are not built into the maintenance charges, although a few managing agents in St Brides Major ask leaseholders to pay into a reserve fund created for the specific purpose of establishing a fund for major works. Is the freehold owned collectively by the leaseholders? The prefered form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this situation the lessees benefit from control and even though a managing agent is usually retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves.
There are numerous houses in St Brides Major on unadopted roads. I am acquiring such a house. What are the advantages and disadvantages of purchasing a house on a private road?
St Brides Major conveyancing solicitors will be used to transacting houseson private. The property lawyer will review the title to identify any rights or responsibilities. It is possible that there is a management company (wholly owned by residents) that owners pay into to maintain the road. Where there is one, the road will likely be maintained and appear nicer than publicly owned.