Can you help? My Cwmcarn conveyancer is informing me me that she is duty bound toconduct Cwmcarn conveyancing searches becausethe firm are on the Virgin Moneysolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Cwmcarn conveyancing searches.
Why is leasehold purchase conveyancing in Cwmcarn is more expensive?
Cwmcarn leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
The deeds to our house are lost. The lawyers who did the conveyancing in Cwmcarn 10 years ago have long since closed. What do I do?
Gone are the days when you need to have the physical original deeds to evidence that you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Cwmcarn I like with amenity areas and transport links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Cwmcarn for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass 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 about this matter.
Back In 2004, I bought a leasehold house in Cwmcarn. Conveyancing and HSBC Bank mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Cwmcarn who acted for me is not around. What should I do?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Cwmcarn conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Cwmcarn - Sample of Questions you should consider Prior to Purchasing
Is the freehold owned jointly by the leaseholders? How long is the Lease? Are any of leasehold owners in arrears of their service charge liability?