It has come to my attention via my IFA that my Gwernaffield lawyer is not on the lender Solicitor panel. What can I do to be certain whether this is indeed the case?
The best course of action for you to take is to call your Gwernaffield conveyancer. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
I have 70 years remaining on my lease and require a lease extension for my apartment in Gwernaffield. Conveyancing solicitors on the Virgin panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 8/7/2019 the requirements read as follows :
I have a renovated Georgian property in Gwernaffield. Conveyancing practitioner acted for me and Aldermore. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gwernaffield 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 mortgage companies. You can also enquire as to the position with your conveyancing solicitor who conducted the work.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Gwernaffield is where the house is located. What do you suggest?
Flying freeholds in Gwernaffield are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gwernaffield you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwernaffield may determine 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 premises.
We are in the middle of purchasing a property in Gwernaffield. Conveyancing solicitor has told us the title is "Leasehold". Should this make a difference on our Halifax valuation?
Gwernaffield conveyancing does not normally involve leasehold houses. The crucial factor here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the marketability significantly.
On the flip side, if it's, say, Sixty years it will have a adverse effect on the saleability, and most likely wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease which should be made available to your lawyer.