My Conveyancer in Snowdonia is not on the Coventry Building Society Approved Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Coventry Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Snowdonia lawyers but Coventry Building Society will need to use a solicitor on their panel. This will inevitably rack up the overall legal fees and cause frustration.
- Find a new solicitor to act in the purchase, obviously checking they are on the Coventry Building Society panel
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial property in Snowdonia?
Its becoming the norm that commercial conveyancing solicitors in Snowdonia will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Snowdonia. The report provides definitive data 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 Snowdonia.
For each commercial conveyancing transaction in Snowdonia it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Snowdonia commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Snowdonia.
My wife and I have a renovated Edwardian house in Snowdonia. Conveyancing solicitor acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Snowdonia 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 situation with the conveyancing solicitor who conducted the work.
Am I better off to instruct a Snowdonia conveyancing practitioner based in the area that I am buying? I have an old university friend who can execute the legal work however they are based approximately 350miles drive away.
The primary upside of using a high street Snowdonia conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them if necessary. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were impressed that should trump using an unfamiliar Snowdonia conveyancing solicitor just because they are local.
I am looking at a couple of maisonettes in Snowdonia both have in the region of forty five years left on the lease term. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold flat in Snowdonia is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. For most buyers and lenders, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Snowdonia conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Snowdonia Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
How many of the leaseholders are in arrears for their service charge payments? You should be aware if it is less than eighty years it will affect the marketability of the apartment. It is worth checking with your bank that they are content with remaining years on the lease. A short lease means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you would be be obliged to have been the owner of the residence for a couple of years before you are legally able to carry out a lease extension. Is the freehold reversion owned jointly by the tenants?