It is a dozen years since I purchased my property in Abercynon. Conveyancing solicitors have just been instructed on the sale but I can't locate my title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by your lender or they could be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Abercynon relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
My lawyer in Abercynon has never been on on the Skipton Building Society Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Skipton Building Society approved list?
Your options are as follows:
- Carry on with your existing Abercynon solicitors but Skipton Building Society will need to retain a conveyancer on their list of acceptable firms. This will result in additional total conveyancing fees and cause frustration.
- Choose a new practitioner to act in the purchase, remembering to check they are on the Skipton Building Society panel
I happen to be the sole beneficiary of my late father’s estate and I have everything in my name now, including the house in Abercynon. The Abercynon property was put into my name in September. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in September. Do I have to wait 6 months to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some banks would take a sensible view as this requirement is principally there to pick up on subsales or the quick reselling of property.
Is it the case that all Abercynon solicitors on the UBS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
I have paid off my mortgage with Principality. I assume I don't need a Abercynon solicitor on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Am I best advised to choose a Abercynon conveyancing lawyer based in the vicinity that I am buying? An old friend can deal with the legal formalities but they are based 200miles drive away.
The primary upside of using a local Abercynon conveyancing firm is that you can drop in to sign documents, deliver your identification documents and apply pressure on them where appropriate. Having local Abercynon know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were happy that should outweigh using an unfamiliar Abercynon conveyancing lawyer just because they are based in the area.
Having had my offer accepted I require leasehold conveyancing in Abercynon. Before diving in I would like to find out the remaining lease term.
Assuming the lease is registered - and 99.9% are in Abercynon - 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 acquired a ground floor flat in Abercynon, conveyancing was carried out in 2005. How much will my lease extension cost? Corresponding properties in Abercynon with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2072
With 54 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.