I am obtaining a offer of a home loan from Lloyds. I would like to use a Licensed Conveyancer in Crickhowell. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

We are selling our home in Crickhowell and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Crickhowell conveyancer would know this is not the case. It does beg the question why the buyers used an internet conveyancing practice as opposed to a conveyancing solicitor in Crickhowell. We have lived in Crickhowell for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. 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 illness)

I purchased my apartment on 6 June and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Crickhowell said it should be registered in a couple of weeks. Are titles in Crickhowell particularly slow to register?

There is nothing unique when it comes to conveyancing in Crickhowell registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. At present in the region of 80% of such applications are completed in less than three weeks but occasionally there can be extensive delays. Historically registration is effected once the buyer has moved in to the premises so 'speed' is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.

How does conveyancing in Crickhowell differ for newly converted properties?

Most buyers of new build or newly converted property in Crickhowell contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because house builders in Crickhowell typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Crickhowell or who has acted in the same development.

I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Crickhowell. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

The majority of houses in Crickhowell are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Crickhowell in which case you should be looking for a Crickhowell conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.

Leasehold Conveyancing in Crickhowell - Sample of Questions you should consider before Purchasing

Does the lease have onerous restrictions? What is the maintenance charge and ground rent on the property? This question is helpful as a) areas may result in problems for the building as the communal areas may start to deteriorate if repairs are not paid for b) if the tenants have an issue with the managing agents you will wish to know about it