It is a dozen years since I bought my home in Ruthin. Conveyancing solicitors have just been retained on the sale but I am unable to track down my title documents. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may still be with the solicitor who acted in your purchase. Secondly the likelihood is that the title will be registered 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. Nearly all conveyancing in Ruthin relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who did the conveyancing in Ruthin 5 years ago are no longer around. What do I do?
In today’s world there are copies made of almost everything, and your conveyancer will know exactly where to find all the relevant documentation so you may buy or dispose of your property without a hitch. Where duplicates can’t be located, your lawyer may be able to put in place insurance or indemnities against possible claims on your property.
I am buying a new build house in Ruthin benefiting from help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The estate agent suggested that I not inform my solicitor about the deal as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently bought a leasehold property in Ruthin. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Ruthin - Examples of Questions you should consider Prior to Purchasing
Many Ruthin leasehold flats will incur a service bill for the upkeep of the building invoiced on behalf of the management company. Where you purchase the property you will have to pay this contribution, usually periodically throughout the year. This can vary from two or three hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent to be met yearly, normally this is not a large sum, say approximately £50-£100 but you should to check it because sometimes it can be prohibitively expensive. Be sure to investigate if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being allowed in in a block in Ruthin. If you love the propertyin Ruthin but your dog is not allowed to move with you then you will be presented with a hard decision. What is the the remaining lease term?
I acquired a house in Ruthin last 23/8/2019 and to date it is still not registered with HM Land Registry. It was part of a development site and my lawyer told me that it may take 12 months to complete the registration formalities. I have called HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
get in touch with your conveyancer - Where you are unsatisfied with the responses, look up their firm’s complaints protocol and amplify your problem to a Partner. Registrations for Ruthin conveyancing are not known to be particularly slow.