What is the first thing I need to know regarding purchase conveyancing in Llanishen?

Not many law firms or advisers will tell you this but conveyancing in Llanishen and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the ownership transfer. For example, the seller, estate agent and on occasion a mortgage company. Selecting a lawyer for your conveyancing in Llanishen should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to look after your legal interests and to keep you safe.

On occasion a third party with a vested interest may try and sway you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your solicitor is wrong. Or your mortgage broker may advise you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Just bought a detached house in Llanishen , how long will it take for the Land Registry to register my proprietorship? My Llanishen conveyancing solicitor has been painfully slow, so I want to be sure the post completion formalities are addressed.

There is nothing unique when it comes to conveyancing in Llanishen registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third parties. At present roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration takes place once the new owner has moved in to the premises thus registration formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.

How does conveyancing in Llanishen differ for new build properties?

Most buyers of new build premises in Llanishen approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Llanishen tend to buy the land, 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 property lawyers 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 accustomed to new build conveyancing in Llanishen or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Llanishen is the location of the property. Can you shed any light on this issue?

Flying freeholds in Llanishen are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanishen you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanishen may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My wife and I purchased a leasehold house in Llanishen. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Llanishen who previously acted has long since retired. Any advice?

The first thing you should do is contact HMLR to make sure that this person is in fact the new freeholder. You do not need to instruct a Llanishen conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Llanishen - Examples of Questions you should ask before Purchasing

It would be a good idea to investigate if the the lease contains any unreasonable restrictions in the lease. For example it is fairly common in Llanishen leases that pets are not allowed in certain buildings in Llanishen. If you love the apartmentin Llanishen yet your dog is not allowed to live with you then you will be faced hard compromise. What is the the remaining lease term? What is the annual maintenance fee and ground rent?