My wife and I have recently appointed a conveyancing solicitor in Llanbedrog. I I would like to check if they are accepted on the Santander conveyancing panel. Could you help?
You should e-mail your solicitor and ask them if they are on the lender panel. Alternatively you can call Santander who may be able to confirm.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Llanbedrog? or I am told that there is a law dating back centuries that could mean that owners of property residing in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this applicable for conveyancing in Llanbedrog?
Unless a previous purchase of the house took place after 12 October 2013 you can take it that solicitors conducting conveyancing in Llanbedrog to continue to suggest a chancel search and or insurance against a claim.
I used Stirling Law several years past for my conveyancing in Llanbedrog. Now, I need the files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanbedrog of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a leasehold apartment up to £195,000 and found one close by in Llanbedrog I like with open areas and station in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Llanbedrog 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 the shortness of the lease will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
In my capacity as executor for the will of my grandfather I am disposing of a property in Neath but reside in Llanbedrog. My conveyancer (based 300 miles from mehas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Llanbedrog who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Llanbedrog based
Back In 2003, I bought a leasehold flat in Llanbedrog. Conveyancing and HSBC Bank mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Llanbedrog who acted for me is not around. Do I pay?
First contact HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Llanbedrog conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Llanbedrog - Sample of Questions you should consider Prior to Purchasing
-
Are any of leasehold owners in arrears of their service charge liability? The best form of lease structure is if the freehold reversion is owned by the leaseholders. In this situation the leaseholders benefit from control and although a managing agent is often employed where it is larger than a house conversion, the managing agent is directed by the tenants. Is there a share of the freehold?