The Bryn Y Baal conveyancing solicitors that just started acting on my purchase in Bryn Y Baal have suddenly shut down. They were on acting for me because I needed a solicitor on the Nationwide conveyancing panel and my family Bryn Y Baal lawyer was not. I paid them £170 on account. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
A colleague advised me that where I am purchasing in Bryn Y Baal I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Bryn Y Baal conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Bryn Y Baal around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bryn Y Baal Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Bryn Y Baal.
The deeds to our property are lost. The solicitors who dealt with the conveyancing in Bryn Y Baal 5 years ago are no longer around. What do I do?
As long as the title is registered the information relating to your proprietorship will be recorded by HMLR under a Title Number. It is possible to perform a search at the Land Registry, identify your house and order current copies of the property title for a small fee. Where 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 ordered for a small fee.
Due to the advice of my in-laws I had a survey completed on a house in Bryn Y Baal in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend refuse to issue a mortgage on such a home.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bryn Y Baal. Conveyancing may be slightly more expensive based on your lender's requirements.
My brother has suggested that I appoint his conveyancers in Bryn Y Baal. Should I use them?
No doubt the ideal way to find a conveyancing solicitor is to get guidance from friends or relatives who have actually previously instructed the firm that you are contemplating using.
How does one remove a departed person's details from the title register for a property in Bryn Y Baal?
Where a Bryn Y Baal property is co-owned and one of the owners dies, their name will not automatically be removed from the title deeds. You are not required to amend the title as in the event of a sale your conveyancer would simply be asked to evidence why the co proprietor is not a party to the conveyance, ordinarily this is in the form of a grant of probate.
With a view to making things simpler for the sale of the property you may apply to have the deceased party erased from the title entries by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.