It is 10 years ago since I bought my house in Ebbw Vale. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down the deeds. Is this a problem?
You need not be too concerned. First the deeds may be kept by the mortgage company or they may still be with the lawyers who handled the purchase. Secondly in all probability the title will be registered 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. Almost all conveyancing in Ebbw Vale involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.
We are planning on selling our house in Ebbw Vale and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in Ebbw Vale. We have lived in Ebbw Vale for 5 years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
My wife and I purchased a semi-detached Victorian house in Ebbw Vale. Conveyancing lawyer represented me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
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 Ebbw Vale and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who completed the work.
I am looking for a flat up to £305k and identified one close by in Ebbw Vale I like with amenity areas and railway links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Ebbw Vale in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
What makes your site different to other online quote calculators for conveyancing in Ebbw Vale?
At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Ebbw Vale. As opposed to estate agents and many comparison sites we do not operate kick-back arrangements with solicitors. Some agents and online brokers 'recommend' solicitors paying the highest kickback, rather than the best value conveyancing in Ebbw Vale
Do you have any advice for leasehold conveyancing in Ebbw Vale with the intention of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Ebbw Vale can be bypassed if you appoint lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ solicitors. A minority of Ebbw Vale leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is ongoing. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unresolved. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Ebbw Vale state that internal structural alterations or addition of wooden flooring require a licence from the Landlord consenting to such works. If you fail to have the consents in place do not communicate with the landlord without checking with your lawyer in advance. If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Arranging a re-issued share certificate can be a lengthy process and frustrates many a Ebbw Vale home move. If a duplicate share is required, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity.
I own a ground floor flat in Ebbw Vale, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Ebbw Vale with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2095
With 70 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.