Forgive me if this question is silly but I am unexperienced as a first time purchaser of a ground floor flat in Whitland. Do I receive the keys to the premises on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Whitland?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you should be able to pick up the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
After shopping around on the internet I have found a Whitland solicitor having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Whitland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Lloyds have agreed my mortgage in principle, my bid on a house in Whitland has been agreed to, what happens next?
Your property agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Telephone Lloyds or the broker and complete any appropriate forms. Lloyds will sellect a valuer who will get in contact with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Lloyds will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Whitland.
I am close to exchanging contracts on the sale of our property in Whitland and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Whitland conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing practice rather than a conveyancing solicitor in Whitland. Having lived in Whitland for many years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
The deeds to my property can not be found. The solicitors who conducted the conveyancing in Whitland 10 years ago no longer exist. What do I do?
Assuming the title is registered the details of your ownership will be recorded by HMLR with a Title Number. It is possible to perform a search at the Land Registry, identify your property and obtain current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
About to purchase a new build flat in Whitland. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Whitland
Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.
I am in need of some leasehold conveyancing in Whitland. Before I get started I want to be sure as to the remaining lease term.
If the lease is registered - and most are in Whitland - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a studio flat in Whitland, conveyancing formalities finalised March 2001. How much will my lease extension cost? Corresponding properties in Whitland with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2096
With only 74 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
Can you set out the spectrum of conveyancing handled by Whitland conveyancing practices?
For the most part Whitland conveyancing solicitors tend to conduct a number of assistance to domestic and rural land proprietors, vendors, buyers, freeholders and tenants such as:
Residential sale conveyancing in Whitland or across the country
Home purchase conveyancing in Whitland and also around the country
Whitland lease extensions and enfranchisement cases Staircasing i.e. buying extra shares of a property that has been purchased through a shared ownership scheme Remortgaging including checking title details and obtaining the necessary searches to satisfy your lender Leasehold conveyancing sales and purchases