Are the BSA intent on creating a online directory to list firms on the Earl Shilton BS conveyancing panel for instance in Roath Park?
We are not aware of any plans on the part of the BSA to develop such a tool.
A colleague suggested that where I am buying in Roath Park I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Roath Park conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Roath Park around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Roath Park Education with plans and statistics, Local Amenities and other useful information regarding Roath Park.
The deeds to our house can not be found. The lawyers who handled the conveyancing in Roath Park 10 years ago no longer exist. What are my next steps?
Assuming you have a registered title the information relating to your proprietorship will be held by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, locate your property and get up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Roath Park is where the house is located. Can you offer any opinion?
Flying freeholds in Roath Park are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Roath Park you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roath Park may ascertain 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.
Can you offer any advice when it comes to finding a Roath Park conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Roath Park conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Roath Park conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
How familiar is the practice with lease extension legislation? Can they put you in touch with clients in Roath Park who can give a testimonial?
I purchased a garden flat in Roath Park, conveyancing having been completed February 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Roath Park with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2086
With only 66 years left to run the likely cost is going to be between £12,400 and £14,200 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.