I am soon to complete on the purchase of a property in Mold but as a consequence of damage from a small fire at the property I have was able negotiate recompense from the seller in the sum of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but TSB are not allowing this. Should they have been notified?
The property lawyer being on the TSB conveyancing panel is duty bound to advise TSB of any variations to the purchase price. If you were to refuse your conveyancer to disclose the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancer for your conveyancing in Mold.
It is is a decade since I acquired my home in Mold. Conveyancing solicitors have just been retained on the sale but I am unable to track down the deeds. Is this a major issue?
Don’t worry too much. Firstly there is a chance that the deeds will be with your lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Mold involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.
I am about to put a bid on a leasehold apartment in Mold. The estate agents say that it is normal for flats in Mold to have less than 75 years left on the lease. I am expecting a loan with Bank of Ireland. Is this going to be a problem if the lease has Seventy One years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/12/2018 the requirements read as follows :
I used Action Conveyancing several years ago for my conveyancing in Mold. Now, I need the files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mold of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What are your top tips when it comes to finding a Mold conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Mold conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Mold conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
How experienced is the firm with lease extension legislation? If the firm is not ALEP accredited then what is the reason?
Mold Leasehold Conveyancing - Examples of Questions you should consider before Purchasing
It is important to be aware whether window replacement or some other major work is anticipated to be shared by the leaseholders and may well materially increase the the service charges or require a one off payment. You should be aware if it is less than eighty years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will probably require a lease extension at some point and it is worth finding out how much this would cost. Remember, in most cases you would be required to have been the owner of the premises for a couple of years before you are entitled to extend the lease. Does the lease have onerous restrictions?