I am getting closer to an exchange on a house in Mold and my mum and dad have sent the ten percent deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank concerning my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your lawyer is duty bound to clarify with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Mold 10 years ago are no longer around. What are my next steps?
As long as you have a registered title the information relating to your ownership will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, find your house and secure current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
How does the Landlord & Tenant Act 1954 impact my business offices in Mold and how can your lawyers assist?
The 1954 Act gives a safeguard to business leaseholders, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Mold
I am looking for a conveyancing lawyer in Mold for my purchase. Is there any facility to check a firm’s complaints history with the legal regulator?
You may see documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.
I own a leasehold flat in Mold. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Mold who acted for me is not around. Do I pay?
First contact the Land Registry to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Mold conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a basement flat in Mold, conveyancing formalities finalised May 2007. How much will my lease extension cost? Similar properties in Mold with over 90 years remaining are worth £211,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2090
With only 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
Builders have put forward a solicitor and I've obtained an estimate from them. They are nearly two hundred pounds cheaper than my local Mold lawyer. Should I use them?
Builders often have lists of lawyers who are quick and who know the developer’s documentation and property lawyer. Plenty of developers offer an inducement to select a preferred lawyer for this reason, any increased fees can be avoided and a builder won't suggest a conveyancing factory and run the risk of having the transaction stall when they want exchange within a tight time frame. The argument for not opting for the recommended conveyancer is that they may prove hesitant to fight for your interests for fear of alienating the developer. If you worry that this may be the situation you should remain with your local Mold solicitor.