It is a dozen years since I acquired my home in Pontprennau. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Pontprennau involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I have been told that property searches are a common reason for stalling in Pontprennau house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Pontprennau.
I've recently found out 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, chain free conveyancing. Pontprennau is the location of the property. What do you suggest?
Flying freeholds in Pontprennau are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontprennau you would need to get your solicitor to go 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 Pontprennau 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.
In what way does the Landlord & Tenant Act 1954 affect my business property in Pontprennau and how can you help?
The particular law that you refer to provides security of tenure to business lessees, giving them the a statutory right to make a request to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Pontprennau
My step-son is about to join the property ladder, he had his mortgage in principle. One the seller agreed the offer on the flat we contacted the lender to go forward with his. I was shocked to hear that banks do not accept all lawyer, they have to be on a list, is this right?
Lenders tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Pontprennau solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.