It is 10 years ago since I bought my house in Bethesda. Conveyancing lawyers have just been retained on the sale but I can't find my title documents. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be kept by your lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Bethesda relates to registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
Are all Bethesda Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I am buying a property in Bethesda. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As you are obtaining a mortgage with Yorkshire BS your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease does not satisfy these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Bethesda.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bethesda building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My Bethesda conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
As long as the lawyer is on the mortgage company approved list, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I require fast conveyancing in Bethesda as I have a deadline to exchange contracts inside 2 weeks. Luckily I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not taking a mortgage you are at liberty not to have searches carried out although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Bethesda the following are instances of issues that can appear and adversely affect market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
Me and my brother own a 4 bedroom Edwardian property in Bethesda. Conveyancing practitioner represented me and Aldermore. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Aldermore to clarify?
You need to 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bethesda and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Bethesda is the location of the property. Is there any guidance you can impart?
Flying freeholds in Bethesda are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bethesda you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bethesda may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.