Is there a reason why leasehold purchase conveyancing in Grangetown is more expensive?
Grangetown leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
I am buying a terrace house in Grangetown. The intention is to convert the garage to a playroom at the property.Will legal due diligence on the property involve enquiries to determine if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Grangetown will sometimes reveal restrictions in the title documents which prohibit certain works or require the permission of another owner. Certain works require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
The mortgage over my property is with Coventry BS for my property in Grangetown. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Coventry BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel solicitor.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Grangetown building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Grangetown conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
The conveyancer has to comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I purchased my house on 10 November and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Grangetown said it will be registered in a couple of weeks. Are titles in Grangetown uniquely lengthy to register?
There is nothing unique about conveyancing in Grangetown registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry communicate with any other persons or bodies. Currently roughly 80% of submission are fully dealt with within 12 days but some can be subject to protracted delays. Historically registration occurs once the new owner has moved in to the property therefore 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Grangetown is the location of the property. What do you suggest?
Flying freeholds in Grangetown are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grangetown you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grangetown may decide 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.
My parents are unable to locate their Grangetown property on the HM Land Registry site. They have a vague recollection back in the 70’s when they acquired the bungalow there were complications with the address not being identified on some systems.
The vast majority of properties in Grangetown should appear. Have you tried a search to simply the postcode. Ordinarily it should reveal all the residences inside the postcode. Where registered it will show up with a title number. Where they bought 50 years ago it's conceivable it may be unregistered. The address could still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which might be with your parent’s lender.