I purchased a semi-detached Victorian property in Barry. Conveyancing solicitor acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Barry and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing solicitor who conducted the purchase.
How does conveyancing in Barry differ for newly converted properties?
Most buyers of new build residence in Barry approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Barry tend to acquire 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 conveyancing solicitors 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 Barry or who has acted in the same development.
Taking into account that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Barry I would like to talk to a conveyancer about mytransaction ahead of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your property ownership legalities in Barry.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Barry should be the amount on the final invoice that you are charged.
I am thinking of appointing a conveyancing solicitor in Barry for my home move. Is there any facility to check a firm’s record with the legal regulator?
One may read documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
My husband and I are acquiring a ground floor flat in Barry. At the time of instructing our lawyer, they assured us that they were on all major UK lender panels. The mortgage broker called just now to advise that they are not on the Kent Reliance approved list. Should that be true, what should we do? Do we simply pick a different lawyer that is on their approved list or should we pay for dual representation, with Kent Reliance appointing their own approved property lawyer.
When acquiring a property with the benefit of a mortgage it is conventional for the buyer’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to satisfy. Some banks now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should contact Kent Reliance and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Kent Reliance's conveyancing panel as you are at liberty to use your preferred Barry lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.