Please help. My Maesteg lawyer is advising me that she is duty bound toorder Maesteg conveyancing searches becausethe firm are on the Nat Westsolicitor panel. These Maesteg checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Maesteg conveyancing searches.
It is a dozen years since I acquired my house in Maesteg. Conveyancing solicitors have just been instructed on the sale but I can't locate the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be kept by your lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Maesteg relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
Should commercial conveyancing searches disclose impending roadworks that may affect a commercial premises in Maesteg?
Its becoming the norm that commercial conveyancing solicitors in Maesteg will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Maesteg. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Maesteg.
For every commercial conveyancing transaction in Maesteg it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Maesteg commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Maesteg.
I am buying a new build flat in Maesteg. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Maesteg
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Maesteg is the location of the property. Is there any advice you can give?
Flying freeholds in Maesteg are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Maesteg you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maesteg may determine 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.
Last November I purchased a leasehold property in Maesteg. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation 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. It is an essential part 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).
Maesteg Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing
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Who takes responsibility for maintaining and repairing the block? Are there any major works on the horizon that will increase the maintenance charges?