It is 10 years ago since I bought my property in Machynlleth. Conveyancing lawyers have recently been appointed on the sale but I can't locate my title deeds. Is this a major issue?

Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they may be archived with the solicitor who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Machynlleth involves registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.

How does conveyancing in Machynlleth differ for newly converted properties?

Most buyers of new build property in Machynlleth contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because developers in Machynlleth tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Machynlleth or who has acted in the same development.

My husband and I are a fortnight into a leasehold purchase having been referred to a firm by the high street agent to execute conveyancing in Machynlleth. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new solicitors?

A solicitor would need to be really bad to suggest replacing them. Has the loan offer been sent? If so you must inform them of the new solicitor and get the loan are re-issued. The conveyancer needs to be on the lenders approved list to avoid escalating charges and complications. That should be your starting point. The search tool can help you find a bank approved solicitor for your conveyancing in Machynlleth

Do you have any top tips for leasehold conveyancing in Machynlleth with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Machynlleth can be reduced where you get in touch lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation needed by the buyers’ solicitors.
You believe that you know the number of years remaining on your lease but it would be wise to verify this via your lawyers. A purchaser's conveyancer will not be happy to advise their client to where the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Machynlleth leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord acquiescing to such works. If you fail to have the consents in place you should not communicate with the landlord without contacting your solicitor in advance. Some Machynlleth leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Arranging a re-issued share certificate is often a time consuming process and slows down many a Machynlleth conveyancing transaction. Where a duplicate share is required, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity.

Machynlleth Leasehold Conveyancing - Examples of Queries before buying

How is the lease structured? Its a good idea to find out as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the common parts. You should not be afraid to ask other people what they think of them. Finally, find out the dates that the maintenance charges are due to the relevant party and precisely how they are spending that money. Is anyone aware of any major works anticipated that will likely add a premium to the service charges?

Can a conveyancer remove a person from the title of my home in Machynlleth ?

Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer