Can you help? My Dyffryn Ardudwy solicitor is assuring me that she is duty bound toapply for Dyffryn Ardudwy conveyancing searches stemming from the fact thatthe firm are on the HSBCconveyancing panel. Is my lawyer correct?
You have limited options available to you. As you are taking a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Dyffryn Ardudwy conveyancing searches.
It is 10 years ago since I bought my property in Dyffryn Ardudwy. Conveyancing lawyers have just been retained on the sale but I can't find the title documents. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they could be archived with the lawyers who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Dyffryn Ardudwy involves registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.
A colleague recommended that where I am buying in Dyffryn Ardudwy I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Dyffryn Ardudwy conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Dyffryn Ardudwy around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Dyffryn Ardudwy Education with maps and statistics, Local Amenities and other useful information regarding Dyffryn Ardudwy.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Dyffryn Ardudwy I like with amenity areas and station in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Dyffryn Ardudwy for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Should I use a Dyffryn Ardudwy conveyancing lawyer based in the vicinity that I am purchasing? We have a good friend who can execute the legal work but his firm is located 400miles drive away.
The primary upside of using a high street Dyffryn Ardudwy conveyancing firm is that you can drop in to sign documents, hand in your identification documents and apply pressure on them if necessary. Having local Dyffryn Ardudwy know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were impressed that must trump using an unknown Dyffryn Ardudwy conveyancing lawyer just because they are Dyffryn Ardudwy based.