Completed the sale of my flat in Tremeirchion last April yet the purchaser is calling every few hours to say their conveyancer is waiting to hear from mine. What should my lawyer have done following completion?
Post completion of your sale your solicitor is obliged to forward the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor must also evidence that the mortgage has been discharged to the purchasers lawyers. There are no post completion procedures just for conveyancing in Tremeirchion.
Will commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Tremeirchion?
Its becoming the norm that commercial conveyancing solicitors in Tremeirchion will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Tremeirchion. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tremeirchion.
For each commercial conveyancing transaction in Tremeirchion it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Tremeirchion commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Tremeirchion.
4 months have gone by since my purchase conveyancing in Tremeirchion completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Tremeirchion is where the house is located. Is there any advice you can give?
Flying freeholds in Tremeirchion are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tremeirchion 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 Tremeirchion 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 residence.
Can you provide any top tips for leasehold conveyancing in Tremeirchion with the intention of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Tremeirchion can be bypassed where you get in touch lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the buyers’ solicitors. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Tremeirchion state that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Where you fail to have the paperwork in place you should not communicate with the landlord without contacting your solicitor first. A minority of Tremeirchion leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Arranging a replacement share certificate is often a lengthy formality and frustrates many a Tremeirchion home move. If a new share certificate is required, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible.
I acquired a 1 bedroom flat in Tremeirchion, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Tremeirchion with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2092
With just 66 years remaining on your lease we estimate the price of your lease extension to span between £11,400 and £13,200 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
I have read on a number of online forums that when selecting a conveyancing firm they must be approved by your mortgage company. I am new to the process but I have an offer in principle via HSBC and I already have a family conveyancing solicitor in Tremeirchion at the ready. Can Birmingham Midhshires need an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Tremeirchion?
You should instruct a solicitor that is on the Birmingham Midhshires panel. Just call your preferred Tremeirchion conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a number of options available to you here:
- Complete the purchase with your chosen Tremeirchion conveyancing practitioner but Birmingham Midhshires will no doubt instruct a property lawyer on their approved panel. This will result in additional charges and potential interruption.
- Choose a fresh conveyancer to act in the purchase, not forgetting to check that they are on the Birmingham Midhshires conveyancing panel.
- Convince your property lawyer to do everything possible to get accepted on the Birmingham Midhshires conveyancing panel.