My property lawyer in Ammanford has never been on on the Britannia Solicitor Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Britannia approved list?
The limited options available to you here include:
- Complete the purchase with your existing Ammanford solicitors but Britannia will need to retain a solicitor on their panel. This will inevitably rack up the overall conveyancing charges as well as cause delays.
- Choose an alternative solicitor to act in the conveyancing, not forgetting to check they are on the Britannia panel
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Ammanford 10 years ago no longer exist. What do I do?
As long as you have a registered title the details of your ownership will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, find your property and get current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
About to purchase a new build flat in Ammanford. Conveyancing is necessary evil 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 legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ammanford
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Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am looking for a ground for flat up to £235,500 and found one round the corner in Ammanford I like with a park and transport links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Ammanford in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
There are only Seventy years remaining on my lease in Ammanford. I need to get lease extension but my landlord is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the freeholder. On the whole a specialist should be helpful to carry out a search and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Ammanford.
I purchased a 1 bedroom flat in Ammanford, conveyancing having been completed 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Ammanford with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease finishes on 21st October 2099
With only 75 years left to run the likely cost is going to span between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
A conveyancing firm acted on my conveyancing in Ammanford half a dozen years past having retained my registration documents but has since been shut down – What steps do I now take to get hold of them?
Title deeds, as such, are no longer appropriate for the majority of homes in Ammanford are registered electronically at Land Registry. Where you need to establish ownership or are disposing of or re-mortgaging your solicitor can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.