What is the optimum way to investigate if the solicitor handling my conveyancing in Bryn Y Baal is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus spending £187.00 plus VAT in supplemental legal costs.
You should make the most of the search tool on this page. Pick the mortgage company and type ‘Bryn Y Baal’ or your preferred area and you will be presented with a number of lawyer located in Bryn Y Baal or nearest you.
Do I need to take out insurance to address the risk of chancel repairs when acquiring a house in Bryn Y Baal?
Unless a previous purchase of the property completed post 12 October 2013 you could assume that lawyers carrying out conveyancing in Bryn Y Baal to continue to suggest a chancel search and or chancel repair liability insurance.
I have a terraced Victorian property in Bryn Y Baal. Conveyancing solicitor represented me and TSB. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bryn Y Baal 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 buyers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
How does conveyancing in Bryn Y Baal differ for newly converted properties?
Most buyers of new build premises in Bryn Y Baal come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because developers in Bryn Y Baal 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 Bryn Y Baal 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 straight forward, chain free conveyancing. Bryn Y Baal is where the house is located. Is there any guidance you can impart?
Flying freeholds in Bryn Y Baal are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bryn Y Baal you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bryn Y Baal may determine 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.