It is is a decade since I acquired my property in Halkyn. Conveyancing solicitors have now been retained 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 retained by your mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Halkyn involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
My uncle passed away last year and as sole heir and executor I was left the house in Halkyn. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Coventry BS will insist on your using a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
We are buying a terrace house in Halkyn. We would like to carry out an extension to the side at the house.Will the conveyancing process involve checks to see if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Halkyn can on occasion reveal restrictions in the title deeds which prohibit categories of changes or need the consent of another owner. Some works require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Halkyn. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. 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.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Halkyn bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Halkyn conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
Your conveyancer must follow the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have justbecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Halkyn for a purchase of a leasehold flat 9 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 Halkyn conveyancing specialists.
How does conveyancing in Halkyn differ for newly converted properties?
Most buyers of new build property in Halkyn approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Halkyn typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Halkyn or who has acted in the same development.
I am downsizing from my house. My past lawyers have shut. I am in need of a recommendation of a conveyancing firm. Im based in Halkyn if that makes a difference.
Do use our search tool to help you choose a solicitor for your conveyancing in Halkyn. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.