I am in a contract race with another buyer for a property in Pontllanfraith. What can I do to expedite matters?
First, If the seller is applying time constraints to sign contracts it is advisable to make sure that your solicitor is familiar with the location as they will have local connections and know-how. It is possible that they may have transacted previoushomes in the same neighbourhood. You would be best advised to use a Pontllanfraith conveyancing solicitor. Second, ensure that the conveyancing firm is on the lender panel. It is estimated that nearly one in five of Pontllanfraith conveyancing deals are held up or derailed after finding out that a buyer’s lawyer was not on their banks member panel. In many cases this discovery resulted in the home move being delayed by almost three weeks. It is understood that this issue impacts approximately one hundred thousand home moves every year. Almost all Pontllanfraith conveyancing firms can not represent certain lenders so do check as early as possible.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Pontllanfraith. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
If you plan to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
Should my lawyer be asking questions concerning flooding during the conveyancing in Pontllanfraith.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Pontllanfraith. There are those who buy a property in Pontllanfraith, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or by their conveyancers which should figure out the risks in Pontllanfraith. The conventional set of information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to find out if the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser may commence a claim for damages as a result of such an incorrect reply. A buyer’s conveyancers will also commission an enviro report. This will reveal whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.
My wife and I own a semi-detached Victorian house in Pontllanfraith. Conveyancing lawyer represented me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pontllanfraith and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Pontllanfraith is the location of the property. What do you suggest?
Flying freeholds in Pontllanfraith are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pontllanfraith you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontllanfraith 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.
I'm remortgaging my primary house to a buy to let loan with Yorkshire Building Society and intend to use the remaining equity towards further house. The neighborhood we are interested in is Pontllanfraith. Will your solicitors be able to act for both sets of lenders and tie in the transactions?
Make use of our comparison tool on this site to be sure that the lawyers are approved by both lenders. Having checked that they are the lawyer will be able to connect the two transactions but you should talk with you lawyer and make apparent your expectations and needs.