It is a dozen years since I purchased my property in Mynydd Isa. Conveyancing lawyers have just been appointed on the sale but I am unable to track down my title documents. Is this a major issue?
You need not be too concerned. First the deeds may be retained by your lender or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Mynydd Isa involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Mynydd Isa. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Given you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
We had chosen conveyancers with offices in Mynydd Isa on the Co-operative solicitor panel. They have just invoiced me a supplemental fee for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by Co-operative but by your Mynydd Isa conveyancer. Plenty of firms on the Co-operative panel will charge an ‘acting for lender’ fee and others do not.
I recently had an offer accepted on a house in Mynydd Isa. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Co-operative have agreed my mortgage in principle, my offer on a apartment in Mynydd Isa has been accepted, now what?
Your estate agent will wish to be advised as to your solicitor's details (make sure the conveyancers are on the bank’s approved list). Call up Co-operative or your broker and finish off any appropriate paperwork. Co-operative will appoint a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Co-operative will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Mynydd Isa.
I used Arc property Solicitors several years past for my conveyancing in Mynydd Isa. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mynydd Isa of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build apartment in Mynydd Isa. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Mynydd Isa
Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
How does the Landlord & Tenant Act 1954 impact my business offices in Mynydd Isa and how can you help?
The particular law that you refer to provides protection to commercial leaseholders, granting the right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Mynydd Isa