My previous conveyancer has quoted £1350 for freehold conveyancing in Mynydd Isa. I’m selling a Georgian property for £300,000. Is this over the top? Is it in excess of what I should be paying for conveyancing in Mynydd Isa?
The charges are a bit high. Where you are happy to spend time comparing fee on a like for like basis you could shave off some of the expense by perhaps £125. On the other hand, you mightcome to rue opting for an an unknown solicitor. Remember to ensure the conveyancer can also act for your mortgage company. You can utilise our comparison tool to get a quote a Mynydd Isa conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Mynydd Isa.
It is is a decade since I purchased my property in Mynydd Isa. Conveyancing lawyers have just been retained on the sale but I can't locate my title deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your mortgage company or they may be archived with the lawyers who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Mynydd Isa involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
A friend advised me that where I am purchasing in Mynydd Isa I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Mynydd Isa conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Mynydd Isa 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 maps and statistics, Local Amenities and other useful data about Mynydd Isa.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Mynydd Isa is the location of the property. Can you offer any opinion?
Flying freeholds in Mynydd Isa are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Mynydd Isa you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mynydd Isa may ascertain 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.
I work for a long established estate agent office in Mynydd Isa where we see a number of flat sales jeopardised as a result of short leases. I have been given conflicting advice from local Mynydd Isa conveyancing solicitors. Can you clarify whether the owner of a flat can instigate the lease extension process 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 start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer 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 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 buyer.
Mynydd Isa Leasehold Conveyancing - Examples of Queries Prior to buying
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Please note if it is less than 80 years it will have adverse implications on the salability of the property. It is worth checking with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Mynydd Isalease extensions you would be required to have owned the residence for a couple of years before you are legally able to extend the lease. It would be wise to find out if the the lease includes any onerous restrictions in the lease. For instance it is reasonably common in Mynydd Isa leases that pets are not allowed in certain buildings in Mynydd Isa. If you love the apartmentin Mynydd Isa yet your dog is not allowed to move with you then you have a very difficult choice. How is the lease structured?
I purchased a property in Mynydd Isa last 2/7/2024 and to date it is still not recorded with the Land Registry. It is part of a development site and my conveyancer told me that it may take twelve months to register. I have called HMLR directly and they say that the initial application was cancelled due to failure to reply to requisitions. What can I do?
Contact your lawyer - if you are not getting sensible responses, enquire as to their firm’s complaints procedure and amplify your problem to a Complaints Manager. Registrations for Mynydd Isa conveyancing are not known to be especially complex.