Please could you recommend a Yorkshire Building Society allowed St Mellons conveyancing firm who can have us moved in within a short deadline? Would it be better to use a high street St Mellons firm or an internet comparison site?

We can recommend some very good St Mellons conveyancing firms. You can also walk up the main road in St Mellons. Approach two or three firms and request to speak with a conveyancing solicitor for a quote. Mention your time frames together with your reasons and ask for an assurance on your deadline. Select the lawyer that genuine.

I am purchasing a property in St Mellons. One unusual aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Leeds Building Society your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease fails to meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not restricted to St Mellons.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a St Mellons conveyancing practitioner on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I have finally had an offer on a maisonette in St Mellons agreed to, the vendors do nevertheless have a tied purchase. The sellers have put an offer on on an apartment, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in St Mellons. What should be my next step? When do I get the mortgage application with HSBC going?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, St Mellons conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the HSBC approved list. Concerning the subsequent phase this very much depends on the specifics of your case, attraction to the property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they request their solicitor to press on with searches.

I require fast conveyancing in St Mellons as I am faced with a deadline to exchange contracts inside 3 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not taking a home loan you are at free not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in St Mellons the following are instances of what can show up and therefore affect future saleability: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...

Due to the encouragement of my in-laws I had a survey completed on a property in St Mellons before appointing lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend refuse to grant a loan on this type of house.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with 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 St Mellons. Conveyancing may be slightly more expensive based on your lender's requirements.

What are the frequently found deficiencies that you come across in leases for St Mellons properties?

Leasehold conveyancing in St Mellons is not unique. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, The Mortgage Works, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.

St Mellons Leasehold Conveyancing - A selection of Questions you should consider before buying

The prefered form of lease arrangement is if the freehold title is in the ownership of the leaseholders. In this situation the leaseholders enjoy control and notwithstanding that a managing agent is usually retained where it is bigger than a house conversion, the managing agent is directed by the tenants. In the main the cost for major works are not wrapped into the service charges, although there some managing agents in St Mellons ask leaseholders to pay into a reserve fund and this is used to offset against major works.