It is a dozen years since I bought my property in Llanon. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Llanon involves registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Llanon I like with amenity areas and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Llanon for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage that many years may be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Should I be suspicious by brokers that I am dealing with are suggesting an online conveyancing firm rather than a local Llanon conveyancing firm?
As is the case with lots of service providers, often referrals from family and friends can be most helpful. Yet there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend solicitors to retain. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You have the discretion to appoint your preferred lawyer. Don't forget that most lenders specify a panel list of law firms you are obliged to use for the mortgage aspect of your home move.
As co-executor for the estate of my grandfather I am disposing of a house in Newport but live in Llanon. My lawyer (based 300 kilometers awayrequires that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Llanon who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Llanon based
My lawyers in Llanon have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.