I was informed recently by my estate agent that my Cathays property lawyer is not on the mortgage company Solicitor panel. How can I be certain if this is indeed the case?
The sensible course of action for you to take is to call your Cathays lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I purchased a 4 bedroom Edwardian house in Cathays. Conveyancing solicitor acted for me and Skipton Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review 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 Cathays and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
I have been on the look out for a ground for flat up to £195,000 and found one close by in Cathays I like with open areas and transport links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Cathays in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
My father has urged me to use his conveyancing solicitors in Cathays. Should I find my own solicitor?
No doubt the best way to choose a conveyancing lawyer is to seek recommendations from friends or relatives who have actually used the firm that you are considering.
I own a leasehold flat in Cathays. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Cathays who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a Cathays conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Cathays - A selection of Queries before buying
Make sure you enquire if the the lease contains any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Cathays. If you like the propertyin Cathays but your dog is not allowed to live with you then you will be presented with a hard decision. Are there any major works in the near future that will add a premium to the maintenance costs? What is the name of the managing agents?