I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Mountain Ash. The vast majority the appartments are already sold. Do I need carry out the local searches as part of conveyancing in Mountain Ash?
If you are purchasing a property with the assistance of a loan, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Mountain Ash conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to find a new lawyer for your conveyancing in Mountain Ash.
I can see plenty of here concerning conveyancing in Mountain Ash but can you isolate your top tip for finding the right conveyancer in Mountain Ash
We would encourage you not to base your choice on the cheapest Mountain Ash conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I happen to be the only beneficiary of my late mum's estate with all property in now in my sole name, including the house in Mountain Ash. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in August. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some mortgage companies would take a pragmatic view as this requirement is chiefly there to capture subsales or the quick reselling of properties.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Mountain Ash conveyancer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who conducted the conveyancing in Mountain Ash 10 years ago are no longer around. What are my options?
As long as you have a registered title the details of your ownership will be evidenced by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and get current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Given that I am about to part with hundreds of thousands of pounds on a house in Mountain Ash I wish to have a conversation with the solicitor regarding thehome move ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your property ownership legalities in Mountain Ash.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Mountain Ash should be the amount on the final invoice that you are charged.
I am employed by a reputable estate agent office in Mountain Ash where we have witnessed a number of leasehold sales jeopardised due to short leases. I have received conflicting advice from local Mountain Ash conveyancing firms. Can you clarify whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means 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 has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is 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.
I am the registered owner of a leasehold flat in Mountain Ash, conveyancing was carried out 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Mountain Ash with a long lease are worth £179,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2081
With only 57 years left to run we estimate the premium for your lease extension to range between £26,600 and £30,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
My mum and dad are unable to locate their Mountain Ash property on the HM Land Registry site. They recall that 48 years ago when they purchased the property there were complications with Mountain Ash not being identified on some systems.
The vast majority of properties in Mountain Ash should show up. Have you endevoured to search with simply the postcode. Normally it should identify all the residences inside that postcode. Assuming the property is registered it will show up with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The property might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title papers which might be with your parent’s bank.