Will my solicitor be asking questions concerning flooding during the conveyancing in Dinas Powys.
The risk of flooding is if increasing concern for lawyers dealing with homes in Dinas Powys. Some people will buy a property in Dinas Powys, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that may be carried out by the purchaser or by their conveyancers which can figure out the risks in Dinas Powys. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to determine if the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer may issue a compensation claim resulting from an inaccurate reply. The purchaser’s lawyers will also order an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations will need to be made.
I own a terraced Georgian property in Dinas Powys. Conveyancing lawyer represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dinas Powys and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who completed the work.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Dinas Powys is where the house is located. Can you shed any light on this issue?
Flying freeholds in Dinas Powys are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dinas Powys you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dinas Powys may ascertain 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 residence.
Given that I will soon part with 450k on a house in Dinas Powys I would like to have a conversation with the solicitor about myconveyancing before giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in Dinas Powys.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Dinas Powys should be the figure that you end up paying.
Completion is due on the sale of our £300,000 apartment in Dinas Powys next week. The management company has quoted £324 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Dinas Powys?
Dinas Powys conveyancing on leasehold flats normally involves the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is not legally bound to answer these enquiries the majority will be willing to do so. They may invoice a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee invoiced by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the charge is not strictly payable. Reality however dictates that you have little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I purchased a leasehold flat in Dinas Powys, conveyancing formalities finalised 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Dinas Powys with over 90 years remaining are worth £260,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2099
You have 75 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
I purchased a flat in Dinas Powys last 17/3/2023 and to date it is still not registered with HMLR. It is part of a development site and my lawyer told me that it can take over a year to complete the registration formalities. I have called the Land Registry directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your lawyer that you must contact in order to satisfy any concerns which have arisen as part of the registration formalities for your Dinas Powys property. Normal Dinas Powys conveyancing practice includes an undertaking on the part of the previous owner’s conveyancer that they will help resolve any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.