It is is a decade since I acquired my property in Vale Of Glamorgan. Conveyancing solicitors have now been instructed on the sale but I am unable to track down my title deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be kept by the mortgage company or they may be in the possession of the solicitor who acted in the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Vale Of Glamorgan involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to instruct a Vale Of Glamorgan based conveyancing firm?
Do check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" offer. Call the bank and see if they make available a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Vale Of Glamorgan.
I am helping my sister sell her house in Vale Of Glamorgan. Will the conveyancer arrange the energy assessment or do I organise this?
Following the demise of Home Packs, energy assessments was retained a mandatory component of selling a property. An EPC must be commissioned prior to the property being put on the market. This is not a task that lawyers ordinarily organise. Where you are using a Vale Of Glamorgan conveyancing solicitor they may help arrange energy performance certificates given their contacts with reputable Vale Of Glamorgan assessors
My wife and I buying a 4 bedroom semi-detached house in Vale Of Glamorgan. Our aim is to carry out an extension to the side at the house.Will legal investigations on the property include investigations to determine if these alterations were previously refused?
Your solicitor should review the registered title as conveyancing in Vale Of Glamorgan can sometimes identify restrictions in the title documents which prohibit certain works or necessitated the consent of another owner. Many works require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Vale Of Glamorgan. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I have todaydiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Vale Of Glamorgan for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The quickest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Vale Of Glamorgan conveyancing specialists.
Should I use a Vale Of Glamorgan conveyancing solicitor who is local to the property I am buying? We have a good friend who can conduct the legal work however his firm is located 400miles away.
The primary upside of using a local Vale Of Glamorgan conveyancing firm is that you can pop in to execute documents, deliver your ID and pester them where appropriate. Having local Vale Of Glamorgan know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were happy that should surpass using an unknown Vale Of Glamorgan conveyancing solicitor just because they are round the corner.
Back In 2003, I bought a leasehold house in Vale Of Glamorgan. Conveyancing and Britannia mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Vale Of Glamorgan who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a Vale Of Glamorgan conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Vale Of Glamorgan - Examples of Questions you should ask Prior to buying
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The majority of Vale Of Glamorgan leasehold flats will incur a service charge for the upkeep of the block invoiced on behalf of the management company. If you buy the property you will have to pay this charge, normally quarterly during the year. This may be anything from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, this is usually not a exorbitant sum, say approximately £25-£75 but you should to enquire it because sometimes it can be prohibitively expensive. For most Vale Of Glamorgan leaseholds the cost for major works are not included within service charges, albeit that a few managing agents in Vale Of Glamorgan require leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. It would be a good idea to discover if there are any onerous prohibitions in the lease. By way of example it is fairly common in Vale Of Glamorgan leases that pets are not permitted in in a block in Vale Of Glamorgan. If you like the flatin Vale Of Glamorgan yet your cat is not allowed to make the move with you then you have a very hard choice.