Having sold my house in Menai Bridge last November but my buyer keeps telephoning me to moan that her solicitor needs to hear from mysolicitor. What are the post completion sale formalities now that I have sold?
Following your sale your solicitor should deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where relevant, your conveyancer should also evidence that the mortgage has been repaid to the purchasers conveyancers. There are no post completion procedures peculiar conveyancing in Menai Bridge.
A friend suggested that where I am buying in Menai Bridge I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Menai Bridge conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Menai Bridge around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Menai Bridge.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Menai Bridge is where the house is located. Is there any advice you can give?
Flying freeholds in Menai Bridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Menai Bridge you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Menai Bridge 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 premises.
Should I be suspicious that brokers that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Menai Bridge conveyancing firm?
As with lots of professional services, often referrals from family and friends can be worth their weight in gold. Yet there are many players in a conveyancing deal; estate agents, mortgage brokers and banks may recommend solicitors to choose. On occasion the solicitors might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You are free to appoint your preferred conveyancer. However, bear in mind that many banks specify a panel list of solicitors you must use for the lender related work in your home move.
I work for a reputable estate agent office in Menai Bridge where we have experienced a few leasehold sales put at risk due to short leases. I have been given inconsistent advice from local Menai Bridge conveyancing solicitors. Could you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Menai Bridge Leasehold Conveyancing - A selection of Queries before Purchasing
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Is the freehold owned jointly by the tenants? This question is important as a) areas can result in problems in the building as the common areas may begin to deteriorate if services are not paid for b) if the leaseholders have an issue with the running of the building you will want to have all the details What is the name of the managing agents?
The conveyancing solicitors undertaking our conveyancing in Menai Bridge has forwarded papers to review that indicate that the land is unregistered with epitome documents. Why is the property not yet recorded at HM Land Regsitry?
Almost all property in Menai Bridge is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Menai Bridge conveyancing solicitors will be able to handle this type of conveyancing but where uncertainty reigns the prevailing recommendation these days is for the seller to register the title first and then deal with the dispose of the property to the purchaser - this no doubt cause a significant delay.