Our solicitor has uncovered a a problem with the lease for the apartment we are purchasing in Bryn Y Baal. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that he must check that the mortgage company is willing to move forward with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

The deeds to my house can not be found. The solicitors who did the conveyancing in Bryn Y Baal 10 years ago no longer exist. What are my options?

Gone are the days when you need to have the physical deeds to evidence that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Bryn Y Baal. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bryn Y Baal

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I am using a search engine for the words conveyancing in Bryn Y Baal it reveals numerous solicitorsin the vicinity. How do I determine which is the suitable solicitor for the sale of my house?

The ideal method of choosing a suitable conveyancer is through a personal testimonial, so seek the counsel of colleagues and relatives who have bought a property in Bryn Y Baal or a respected estate agent or mortgage broker. Charges for conveyancing in Bryn Y Baal vary, so it's sensible to obtain a minimum of four costs illustrations from different conveyancers. Dont forget to clarify that the fees are fixed.

I am in need of some leasehold conveyancing in Bryn Y Baal. Before I get started I want to be sure as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Bryn Y Baal - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Bryn Y Baal - Examples of Queries before Purchasing

Please inform me if there are any major works anticipated that will likely increase the service charges? What is the name of the managing agents? The majority of Bryn Y Baal leasehold apartments will be liable to pay a service charge for maintenance of the block set by the freeholder. If you purchase the flat you will have to pay this contribution, normally periodically during the year. This can be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent for you to pay annual, ordinarily this is not a exorbitant amount, say about £50-£100 but you need to enquire it because on occasion it can be many hundreds of pounds.