Various internet forums that I have frequented warn that are a common cause of hinderance in Bridgend conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Bridgend.
My wife and I own a 4 bedroom Edwardian house in Bridgend. Conveyancing practitioner acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be 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 Bridgend and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
How does conveyancing in Bridgend differ for new build properties?
Most buyers of new build premises in Bridgend come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Bridgend tend to purchase 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 conveyancers 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 Bridgend or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Bridgend is the location of the property. What do you suggest?
Flying freeholds in Bridgend are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bridgend you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bridgend 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 residence.
What advice can you give us when it comes to appointing a Bridgend conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Bridgend conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Bridgend conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
Can they put you in touch with clients in Bridgend who can give a testimonial? What are the legal fees for lease extension work?
Bridgend Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
Most Bridgend leasehold flats will incur a service charge for maintenance of the block invoiced by the landlord. Where you buy the apartment you will have to pay this contribution, normally periodically during the year. This could differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a ground rent for you to pay annual, this is usually not a large amount, say approximately £50-£100 but you need to enquire it because occasionally it can be many hundreds of pounds. Its a good idea to discover as much as possible about the managing agents as they will either make living at the property much easier or problematic. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues such as the cleanliness of the common parts. Enquire of other tenants if they are happy with their service. In conclusion, find out the dates that the maintenance charges are due to the appropriate party and precisely what you get for your money. Make sure you enquire if there is anything that is prohibited in the lease. By way of example it is reasonably common in Bridgend leases that pets are not allowed in in a block in Bridgend. If you like the flatin Bridgend but your cat can’t live with you then you will be presented with a difficult choice.