I have recentlydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Meliden for a purchase of a freehold house 9 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method 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 Meliden conveyancing specialists.
I'm buying a new build house in Meliden benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my conveyancer about this side-deal as it will adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out 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. Meliden is the location of the property. Can you offer any guidance?
Flying freeholds in Meliden 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 Meliden you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Meliden 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 property.
Should I be suspicious that third parties that I am dealing with are recommending an online conveyancing firm as opposed to a High Street Meliden conveyancing company?
As is the case with many professional services, often suggestions from family and friends can be extremely useful or valuable. Yet there are lots of people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may suggest solicitors to choose. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the right to appoint your preferred conveyancer. Don't forget that some mortgage providers operate an approved list of solicitors you must use for the lender related work in your house move.
In my capacity as executor for the will of my grandmother I am selling a house in Neath but I am based in Meliden. My solicitor (based 260 miles from mehas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Meliden who can attest 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 solicitor will do regardless of whether they are Meliden based
I've found a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Meliden. Conveyancing advisers have are about to be appointed. Will they explain the issues?
Most houses in Meliden are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Meliden in which case you should be looking for a Meliden conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer will advise you fully on all the issues.
I inherited a studio flat in Meliden, conveyancing was carried out in 1995. How much will my lease extension cost? Equivalent flats in Meliden with an extended lease are worth £186,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2074
With only 53 years left to run the likely cost is going to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.