Is the fact that my solicitor in Llandyrnog is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Llandyrnog conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am the registered owner of a freehold property in Llandyrnog yet charged rent, why is this and what is this?
It is rare for properties in Llandyrnog and has limited impact for conveyancing in Llandyrnog but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a house in Llandyrnog? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Llandyrnog?
Unless a prior purchase of the premises took place post 12 October 2013 you may expect conveyancing practitioners handling conveyancing in Llandyrnog to continue to suggest a chancel search and or chancel repair liability insurance.
I need to instruct a conveyancing solicitor for purchase conveyancing in Llandyrnog. I have chance upon a web site which appears to be the ideal answer If there is a chance to get all the legals completed via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a reputable estate agency in Llandyrnog where we have witnessed a few flat sales jeopardised due to short leases. I have received contradictory information from local Llandyrnog conveyancing firms. Can you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Llandyrnog Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
Who takes charge for maintaining and repairing the building? In the main the cost for major works are not built into the service charges, although some managing agents in Llandyrnog obliged leaseholders to pay into a sinking fund and this is used to offset against major repairs or maintenance. How many of the leaseholders are in arrears for their maintenance charge payments?