It is is a decade since I purchased my property in Beddgelert. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your lender or they could still be with the conveyancers who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Beddgelert involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
My colleague suggested that if I am buying in Beddgelert I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Beddgelert conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Beddgelert around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Beddgelert Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Beddgelert.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who handled the conveyancing in Beddgelert 5 years ago are no longer around. What do I do?
As long as you have a registered title the information relating to your ownership will be retained by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, identify your house and get current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I am purchasing my first flat in Beddgelert benefiting from help to buy. The builders would not move on the price so I negotiated £7000 of extras instead. The sale representative told me not inform my solicitor about this extras as it will impact my loan with TSB. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey done on a house in Beddgelert prior to appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Beddgelert. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beddgelert to see if the conveyancing costs will increase in light of this.
Should I be wary about estate agents that I am dealing with are recommending an online conveyancing firm rather than a local Beddgelert conveyancing firm?
As is the case with many service providers, often input from connections can be extremely useful or valuable. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend lawyers to retain. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the discretion to choose your preferred conveyancer. Don't forget that most mortgage providers operate an approved list of law firms you have to use for the lender aspect of your transaction.