It is a dozen years since I acquired my property in Tredegar. Conveyancing lawyers have now been retained on the sale but I am unable to track down my title documents. Is this a major issue?
Don’t worry too much. First there is a chance that the deeds will be with the mortgage company or they could be in the possession of the conveyancers 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 own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Tredegar relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Do I need to attend the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Tredegar so that I can attend their offices when needed.
As opposed to 12 years ago, the vast majority banks no longer require their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still manifest advantages to instructing a local solicitor, in your situation a conveyancing solicitor in Tredegar.
Will my lawyer be raising questions concerning flooding as part of the conveyancing in Tredegar.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Tredegar. Some people will acquire a property in Tredegar, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a various searches that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Tredegar. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover if the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the vendor, then a purchaser may issue a legal claim for losses stemming from an incorrect response. A purchaser’s lawyers should also carry out an environmental report. This will indicate whether there is a recorded flood risk. If so, more detailed investigations should be made.
I decided to have a survey done on a property in Tredegar in advance of instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks will not give a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tredegar. Conveyancing will be smoother if you use a solicitor in Tredegar especially if they are accustomed to such properties in Tredegar.
Given that I will soon spend £400,000 on a two bedroom apartment in Tredegar I wish to talk to a solicitor concerning thetransaction in advance of giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your property ownership legalities in Tredegar.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Tredegar should be the figure that you are charged.
I have just started marketing my garden apartment in Tredegar. Conveyancing lawyers have not yet been instructed, but I have recently had a quarterly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as normal because all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Tredegar Leasehold Conveyancing - Examples of Questions you should consider before buying
It is important to be aware if window replacement or some other major work is anticipated to be shared between the tenants and will dramatically impact the level of the service costs or necessitate a one time invoice. The answer will be useful as a) areas can result in problems for the block as the common areas may start to deteriorate where maintenance remain unpaid b) if the tenants have a dispute with the managing agents you will wish to have all the details How much is the maintenance charge and ground rent on the property?