Me and my partner are about to exchange on the purchase of a property in Merthyr Tydfil but as a result of wreckage from some water damage at the property I have was able negotiate recompense from the owner of three thousand pounds by way of a deduction in the price. This was going to be dealt with as part of a side agreement however HSBC are not allowing this. Why were they involved?
Any solicitor that is on a HSBC conveyancing panel is obliged to disclose to HSBC of any amendments to the purchase price. If you prohibit your solicitor to notify the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new property lawyer for your conveyancing in Merthyr Tydfil.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Merthyr Tydfil. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
The deeds to our house are lost. The lawyers who handled the conveyancing in Merthyr Tydfil 10 years ago have long since closed. What do I do?
Gone are the days when you need to hold title deeds to establish that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Merthyr Tydfil is the location of the property. What do you suggest?
Flying freeholds in Merthyr Tydfil are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merthyr Tydfil you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merthyr Tydfil may determine 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 property.
Due to sign contracts shortly on a leasehold property in Merthyr Tydfil. Conveyancing solicitors have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Merthyr Tydfil should include some of the following:
The physical ownership of the demise. This may be the flat itself but could also incorporate a attic or basement if relevant. The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Does the lease require carpeting throughout thus preventing wood flooring? What the implications are if you have breached the provisions of the lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
Merthyr Tydfil Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
Many Merthyr Tydfil leasehold flats will incur a service bill for the upkeep of the block invoiced by the management company. If you buy the apartment you will have to pay this liability, normally periodically throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge to be met annual, this is usually not a large amount, say approximately £50-£100 but you need to enquire as on occasion it could be surprisingly expensive. This question is helpful as a) areas can result in problems in the block as the communal areas may start to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the running of the building you will want to have all the details How many of the leaseholders are in arrears for their service charge payments?