It is 10 years ago since I purchased my home in Wrexham. Conveyancing solicitors have recently been instructed on the sale but I can't locate the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be kept by the lender or they may still be with the lawyers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Wrexham involves registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
We have agreed to purchase a house in Wrexham. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Clydesdale your lawyer must check the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Clydesdale where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not limited to Wrexham.
I have paid off my mortgage with Coventry BS. I assume I don't need a Wrexham solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I have a mortgage with Co-operative for my property in Wrexham. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
You must advise Co-operative prior to letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.
I need some expedited conveyancing in Wrexham as I am faced with pressure to exchange contracts in less than 4 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not getting a home loan you have the choice not to have searches carried out although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Wrexham the following are examples of issues that can be revealed and adversely impact the marketability of the property: Enforcement Notices, Overdue Charges, Overdue Grants, Railway Schemes,...
I've found a house that seems to be perfect, at a great price which is making it more attractive. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Wrexham. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
The majority of houses in Wrexham are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Wrexham so you should seriously consider shopping around for a Wrexham conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer will appraise you on the various issues.
Wrexham Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
The best form of lease structure is where the freehold interest is owned by the leaseholders. In this arrangement the leaseholders enjoy control and notwithstanding that a managing agent is usually employed where the building is larger than a house conversion, the managing agent employed by the leaseholders. What is the maintenance charge and ground rent on the flat?
I have recently had an offer accepted on an apartment in Wrexham and the broker that we are dealing with suggested his lawyer. He quoted £900 including VAT and disbursements. Does this sound steep?
You should not rely on a single estimate. You should obtain like-for-like quotes for your conveyancing in Wrexham. Then choose one that you trust and just as important, is on the approved list of the lender that you are sourcing your mortgage from.