At what point does exchange of contracts occur in domestic conveyancing in Builth Wells and do I need to be at the conveyancers office?

If you are local to our conveyancing solicitors in Builth Wells you are invited in to sign the paperwork. However, the firms we recommend supply a countrywide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Builth Wells)to be in the office available at the end of the phone to exchange contracts.

We are getting the release of further monies on our home loan from Santander as we wish to conduct improvements to our home in Builth Wells. Are we obliged to select a high street Builth Wells solicitor on the Santander conveyancing panel to handle the legals?

Santander would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.

My wife and I are in the throws of viewing houses in Builth Wells and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with RBS.

It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are taking out a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.

I have paid off my mortgage with Nationwide. I assume I don't need a Builth Wells solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I have recentlydiscovered that Stirling Law have closed. They conducted my conveyancing in Builth Wells for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Builth Wells conveyancing specialists.

I decided to have a survey done on a house in Builth Wells in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to grant a loan on this type of house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Builth Wells. Conveyancing will be smoother if you use a solicitor in Builth Wells especially if they are acquainted with such properties in Builth Wells.

Can you provide any top tips for leasehold conveyancing in Builth Wells from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Builth Wells can be bypassed where you instruct lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ representatives.
The majority of landlords or Management Companies in Builth Wells levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Builth Wells. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Builth Wells state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord approving such works. Should you dont have the paperwork to hand you should not contact the landlord without checking with your lawyer before hand. If there is a history of conflict with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than unsettled.

Builth Wells Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

Most Builth Wells leasehold flats will incur a service bill for maintenance of the building levied on behalf of the landlord. If you acquire the flat you will have to meet this amount, usually quarterly during the year. This could differ from a few hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a rentcharge to be met annual, this is usually not a large amount, say around £25-£75 but you should to enquire as on occasion it could be surprisingly expensive. Make sure you discover if the the lease includes any onerous restrictions in the lease. By way of example it is very common in Builth Wells leases that pets are not allowed in in a block in Builth Wells. If you like the flatin Builth Wells however your dog is not allowed to move with you then you have a very difficult compromise. Best to be warned whether redecorating or some other major work is due in the foreseeable future to be shared amongst the tenants and will materially increase the the service charges or require a one time invoice.