It is 10 years ago since I bought my property in Brynmill. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my title deeds. Is this a problem?
Don’t worry too much. First the deeds may be with the lender or they may still be with the conveyancers who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Brynmill involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
We are selling our house in Brynmill and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Brynmill lawyer would know this is not the case. For the life of me I don't know why the purchasers used a nationwide conveyancing firm rather than a conveyancing solicitor in Brynmill. We have lived in Brynmill for three years we know that this is a non issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
The deeds to our house can not be found. The solicitors who conducted the conveyancing in Brynmill years ago are no longer around. What do I do?
Gone are the days when you need to hold title official documentation to establish that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Brynmill differ for newly converted properties?
Most buyers of new build premises in Brynmill approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Brynmill typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brynmill or who has acted in the same development.
I am on look out for some leasehold conveyancing in Brynmill. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Brynmill - then the leasehold title will always include the basic details 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.
I own a split level flat in Brynmill, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Brynmill with a long lease are worth £165,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 50
With only 50 years left to run the likely cost is going to span between £36,100 and £41,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.