I own a semi-detached Victorian property in Llangollen. Conveyancing practitioner acted for me and Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llangollen 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 lenders. You can also question the situation with the conveyancing solicitor who conducted the work.
How does conveyancing in Llangollen differ for new build properties?
Most buyers of new build or newly converted property in Llangollen come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Llangollen typically purchase the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Llangollen or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Llangollen before instructing solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies may refuse to give a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llangollen. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llangollen to see if the conveyancing will be more expensive.
I have been pointed in your direction by a few property agents in Llangollen to find a property lawyer on your site. What’s the financial incentive for Estate Agents to recommend your site ahead of another?
We refuse to make any financial incentive for directing people our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
In my capacity as executor for the will of my father I am disposing of a property in Cardiff but I am based in Llangollen. My lawyer (based 200 miles from mehas requested that I execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Llangollen who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Llangollen
My parents are having difficulties in finding their Llangollen property on the HM Land Registry online search facility. They recall that 50 years ago when they bought the house there were complications concerning the post code not being recognised in some systems.
Almost all properties in Llangollen should be revealed. Have you endevoured to search with just the postcode. Normally it should identify all the properties inside the postcode. Assuming the property is recorded it will show up with a title number. Where they bought 50 years ago it's conceivable it may be not yet registered. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which could be with your parent’s lender.