My wife and I are purchasing a 2 bedroom apartment in Gwernaffield with a mortgage. We have a Gwernaffield lawyer, but the lender says she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Gwernaffield conveyancer as well as pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Gwernaffield conveyancing lawyer to apply to be on the conveyancing panel.
Completed the sale of my flat in Gwernaffield last June but the buyer keeps e-mailing every few hours complaining that his conveyancer is waiting to hear from mine. What should have happened following completion?
Following your disposal your solicitor is committed to deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer should also confirm that the mortgage has been redeemed to the buyers solicitors. There are no post completion requirements unique to conveyancing in Gwernaffield.
I am close to exchanging contracts on the sale of our property in Gwernaffield and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Gwernaffield. Having lived in Gwernaffield for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Gwernaffield for a purchase of a leasehold flat 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gwernaffield conveyancing specialists.
I only have Fifty years left on my lease in Gwernaffield. I now want to extend my lease but my freeholder is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to find the landlord. For most situations an enquiry agent should be useful to try and locate and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the application to the County Court covering Gwernaffield.
Leasehold Conveyancing in Gwernaffield - Sample of Questions you should consider Prior to buying
How much is the maintenance charge and ground rent on the apartment? The majority of Gwernaffield leasehold properties will incur a service charge for the upkeep of the building levied on behalf of the landlord. Should you purchase the property you will have to meet this charge, usually periodically throughout the year. This can be anything from a few hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge for you to pay yearly, ordinarily this is not a large figure, say approximately £25-£75 but you should to check it because on occasion it could be many hundreds of pounds. Is there a share of the freehold?