Me and my wife are purchasing our first home. Our conveyancer has calledto see if we would like to order extra conveyancing searches. We are really unsure what's recommended for conveyancing in Towyn
The extent of Towyn conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you adequately comprehend what information each search could give you. You may then decide if you personally think you need that information. If unclear, ask your conveyancing practitioner to advise.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Towyn. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/9/2024, the requirements read as follows :
Will our lawyer be asking questions concerning flooding as part of the conveyancing in Towyn.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Towyn. Plenty of people will purchase a house in Towyn, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Towyn. The standard completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to discover whether the premises has suffered from flooding. If the premises has been flooded in past and is not notified by the vendor, then a purchaser could bring a compensation claim as a result of such an inaccurate reply. The purchaser’s solicitors may also commission an enviro report. This should indicate whether there is any known flood risk. If so, more detailed investigations should be conducted.
I own a semi-detached Victorian property in Towyn. Conveyancing solicitor represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review 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 Towyn and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the purchase.
In my capacity as executor for the estate of my grandfather I am selling a property in Monmouth but reside in Towyn. My conveyancer (who is 300 miles from mehas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Towyn who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Towyn
Partway through the sale of a leasehold flat in Towyn. Conveyancing is fine but we are being charged an extortionate amount by the landlord. To date we have paid £275 for a leasehold management information and then a further £118 for answers to queries raised by the purchaser's lawyer.
You will not have any say over the extent of the charges for this information however the typical fee for the information for Towyn leasehold premises is £380. For Towyn conveyancing transactions it is usual for the seller to pay for these costs. The freeholder or their agents are under no legal obligation to answer these questions most will be content to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no legislation that requires set fees for administrative tasks. There is no legal time frame by which they are obliged to issue answers.