Have just purchased a probate house at auction in Ystrad Mynach. Conveyancing is needed. What are my next steps?

Given that you have now legally bound yourself to purchase you must hire the services of a conveyancing lawyer soon as you will have a pending a fixed date to complete the deal. Every auction property will have an associated legal pack. This should include evidence of title and search results. In the case of leasehold property the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to hand this to the conveyancer working for you as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

We previously instructed conveyancing lawyers based in Ystrad Mynach on the Santander solicitor approved list. They have just invoiced me a further charge for dealing with the Santander mortgage. Is this an additional conveyancing fee set by Santander?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This charge is not set by Santander but by your Ystrad Mynach solicitor. Plenty of firms on the Santander panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being pedantic. The Ystrad Mynach solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Ystrad Mynach?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Ystrad Mynach. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a conveyancing solicitor in Ystrad Mynach for my home move. Is there any facility to see a firm’s complaints history with the legal regulator?

One can review published Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could recorded call for training reasons.

Back In 2007, I bought a leasehold house in Ystrad Mynach. Conveyancing and Leeds Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Ystrad Mynach who acted for me is not around. What should I do?

First contact the Land Registry to be sure that this person is in fact the new freeholder. You do not need to instruct a Ystrad Mynach conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Ystrad Mynach - Examples of Questions you should consider before Purchasing

This information is useful as a) areas could cause problems in the building as the communal areas may start to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will wish to know about it If a Ystrad Mynach lease has less than 80 years it will affect the marketability of the property. It is worth checking with your mortgage company that they are happy with residual term of the lease. A short lease means that you will probably need a lease extension sooner rather than later and it is worth discovering how much this will be. Remember, in most cases you would need to own the property for a couple of years in order to be entitled to exercise a lease extension. It is important to be aware whether changing the roof or some other significant cost is pending that will be shared between the tenants and may well dramatically increase the the maintenance fees or result in a one off payment.

My property lawyer in Ystrad Mynach is asking me for ID documents saying that this is part of his retainer as a conveyancer on the bank Conveyancing panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Ystrad Mynach