Me and my wife are buying a ground floor flat in Henllan. My property lawyer has never been on on the mortgage company conveyancing list. Is it possible for me to retain my Henllan conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?
Various options include
- Carry on with your chosen Henllan conveyancing practitioner but your mortgage company will need to instruct a conveyancing practitioner from their approved list. The net result is additional charges and likely interruption.
- Choose a new conveyancing practitioner to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to pull out all the stops to get accepted on the mortgage company conveyancing panel
My partner and I swapping mortgage lender for our penthouse in Henllan with Principality. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of questions (1) Is this form unique to the Principality conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Principality conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Principality. This is solely used to protect Principality if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Principality had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Henllan?
Its becoming the norm that commercial conveyancing solicitors in Henllan will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Henllan. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Henllan.
For each commercial conveyancing transaction in Henllan it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Henllan commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Henllan.
I have todaybeen informed that Action Conveyancing have closed. They carried out my conveyancing in Henllan for a purchase of a freehold house 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest way to see if the premises is registered to you, you can carry out 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 Henllan conveyancing specialists.
I have been sourcing a conveyancing solicitor in Henllan for my home move. Can I check a firm’s record with the profession’s regulator?
Anyone may read published Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.
I today plan to offer on a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have subsequently discovered that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Henllan. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Henllan ?
The majority of houses in Henllan are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Henllan so you should seriously consider looking for a Henllan conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer will report to you on the legal implications.
I inherited a garden flat in Henllan, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Henllan with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2087
With 62 years remaining on your lease the likely cost is going to range between £17,100 and £19,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.