I am selling my apartment in Old St Mellons. Will the conveyancing practitioner need to be required to be on the Lloyds conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Old St Mellons. Do I collect the keys to the premises on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Old St Mellons?
On the day of completion you will not be required to go to the conveyancers office in Old St Mellons. Your solicitors will electronically transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
We are due to move property in November. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Old St Mellons. Conveyancing solicitor was found prior to coming across this page.
On the afternoon of completion you will need to collect the keys from your selling agent but this should only take place after the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be handed over. After that you can advise the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Old St Mellons or a solicitor with expertise in conveyancing in Old St Mellons.
I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being problematic. The Old St Mellons solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in Old St Mellons?
Many commercial conveyancing solicitors in Old St Mellons will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Old St Mellons. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Old St Mellons.
For every commercial conveyancing transaction in Old St Mellons it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Old St Mellons commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Old St Mellons.
My wife and I own a renovated Victorian house in Old St Mellons. Conveyancing lawyer acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Old St Mellons and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who conducted the purchase.
I am on look out for some leasehold conveyancing in Old St Mellons. Before I get started I would like to find out the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Old St Mellons - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a 1 bedroom flat in Old St Mellons, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Old St Mellons with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease terminates on 21st October 2077
With 55 years unexpired the likely cost is going to be between £31,400 and £36,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.