It is is a decade since I purchased my home in Blackwood. Conveyancing lawyers have recently been retained on the sale but I can't locate the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Blackwood involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Blackwood?
You should check but the the probability is that allocate you one of their panel lawyers should you take up the "fee-free" offer. Contact the bank and determine if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Blackwood.
Please help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Blackwood?
The right level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Santander and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am currently in the process of buying my council flat in Blackwood. I have a mortgage agreed with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
My sealed bid on a semi in Blackwood has been accepted, but there is a chain. The sellers have put an offer on a flat, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Blackwood. What do I do now? At what stage should I apply for the mortgage with Virgin Money?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Blackwood conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Virgin Money conveyancing panel. Concerning the next steps this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. During a rising market the majority of buyers will apply for the mortgage with Virgin Money and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with the conveyancing in Blackwood.
How does conveyancing in Blackwood differ for newly converted properties?
Most buyers of new build premises in Blackwood approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because house builders in Blackwood usually buy 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 Blackwood or who has acted in the same development.
Last February I purchased a leasehold house in Blackwood. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Blackwood - Examples of Questions you should ask before buying
The best form of lease arrangement is a share of the freehold. In this scenario the tenants benefit from being in charge if their destiny and even though a managing agent is usually retained if the building is larger than a house conversion, the managing agent retained by the leaseholders. What prohibitions are contained in the Blackwood Lease? Are any of leasehold owners in arrears of their service charge payments?