I am acquiring a property for cash in Symonds Yat. I have resided for the previous Seventeen years in Symonds Yat. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?
If you not getting a mortgage, then almost all of the Symonds Yat conveyancing searches are at your discretion. Your lawyer will 'advise', no-doubt strongly, that you should have searches completed, but he has a professional duty to do this. Do consider; if you are likely to sell the house in the future, it could be of importance to your future buyer what the searches contain. On occasion houses with no practical issues can still show up adverse search results. A competent conveyancing solicitor in Symonds Yat should be able to give you some practical guidance concerning this.
It is a dozen years since I purchased my property in Symonds Yat. Conveyancing solicitors have just been instructed on the sale but I can't find the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with the lender or they could be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Symonds Yat involves registered property but in the unlikely event that your property is unregistered it is more tricky but is resolvable.
My wife and I are buying a apartment in Symonds Yat. It might be a silly question but how we can trust a solicitor? On completion day we will need to send money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Symonds Yat solicitors on the UBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
We are getting the release of further monies on our mortgage from Principality as we intend to carry out alterations to our home in Symonds Yat. Do we need to choose a high street Symonds Yat solicitor on the Principality conveyancing panel to deal with the legals?
Principality don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Symonds Yat I like with open areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Symonds Yat for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
My husband and I are novice buyers - had an offer accepted, yet the agent advised that the vendor will only go ahead if we instruct the agent's chosen conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Symonds Yat
It is improbable the vendors are driving this. Should the vendor want ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Contact the sellers directly and make sure they understand (a)you are motivated buyers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Symonds Yat conveyancing lawyers - not the ones that will provide their estate agent a commission or hit his conveyancing figures pre-set by head office.