It is is a decade since I bought my home in Llanwrtyd Wells. Conveyancing lawyers have now been retained on the sale but I can't track down my deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your mortgage company or they may stored with the conveyancers who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Llanwrtyd Wells involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Llanwrtyd Wells with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
There are numerous conveyancing solicitors in Llanwrtyd Wells but how do I know who I should use?
We would encourage you not to base your choice on the cheapest Llanwrtyd Wells conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I had a mortgage agreed in principle with Principality. Llanwrtyd Wells conveyancing practitioners have been selected. How long does it take for Principality to issue the offer to the property lawyer?
There is no definitive answer here. Have Principality conducted the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My husband and I are spending time viewing houses in Llanwrtyd Wells and I am now considering a potential offer. Is it sensible to have a property lawyer on ‘stand by’? I intend to finance via a home loan with Kent Reliance.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Llanwrtyd Wells?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Llanwrtyd Wells. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Llanwrtyd Wells is the location of the property. Can you offer any advice?
Flying freeholds in Llanwrtyd Wells are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanwrtyd Wells you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanwrtyd Wells 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.