We note that you have a post code search directory listing firms on the Clydesdale conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Machynlleth?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Machynlleth.
My stepmother informed me that in buying a property in Machynlleth there may be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Machynlleth which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Machynlleth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Machynlleth conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Machynlleth obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
We were going to get a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Machynlleth solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Machynlleth solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I am downsizing from our property in Machynlleth and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Machynlleth. We have lived in Machynlleth for three years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should check with 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)
I have a semi-detached Georgian house in Machynlleth. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Machynlleth and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing solicitor who completed the work.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Machynlleth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Machynlleth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Machynlleth you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Machynlleth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Should one remove a departed person's name from the title register for a property in Machynlleth?
Where a Machynlleth property is jointly owned and one of the owners dies, the name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale you would simply be required to supply proof why the co owner is not included in the conveyance, such as a grant of probate.
With a view to making things more straight forward in the future you may apply to have the deceased person removed from the title register by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.