It is a dozen years since I purchased my house in Abertridwr. Conveyancing solicitors have recently been appointed on the sale but I am unable to track down the title documents. Is this a major issue?

You need not be too concerned. First there is a chance that the deeds will be retained by your mortgage company or they may 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 solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Abertridwr involves registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.

What does a local search reveal regarding the house my wife and I buying in Abertridwr?

Abertridwr conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search plays a central part in many a Abertridwr conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I acquired my house on 5 April and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Abertridwr said it would be registered in less than a month. Are transfers in Abertridwr particularly slow to register?

As far as conveyancing in Abertridwr registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. Currently roughly three quarters of such applications are completed within two weeks but occasionally there can be extensive delays. Registration is effected after the new owner is living at the premises therefore an expedited registration is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

How does conveyancing in Abertridwr differ for new build properties?

Most buyers of new build residence in Abertridwr approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Abertridwr usually purchase the land, 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 accustomed to new build conveyancing in Abertridwr or who has acted in the same development.

I am a negotiator for a busy estate agent office in Abertridwr where we see a number of leasehold sales put at risk due to short leases. I have been given contradictory information from local Abertridwr conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in Abertridwr - Sample of Questions you should ask Prior to Purchasing

The best form of lease arrangement is a share of the freehold. In this scenario the lessees have control and even though a managing agent is often employed if it is larger than a house conversion, the managing agent retained by the leaseholders. Be sure to investigate if the the lease includes any adverse restrictions in the lease. For instance it is very common in Abertridwr leases that pets are not allowed in in a block in Abertridwr. If you love the flatin Abertridwr however your cat is not allowed to live with you then you have a very hard compromise. How long is the Lease?