Me and my partner are about to complete buying a house in Llansamlet but as a result of damage from a small fire at the property I have managed to agree compensation from the current proprietors in the sum of six thousand pounds by way of a reduction in the price. This was going to be addressed as part of amending the contract yet Leeds Building Society are not allowing this. Why were they notified?
Any solicitor being on a Leeds Building Society conveyancing panel is obliged to disclose to Leeds Building Society of any amendments to the sale price. If you prohibit your lawyer to report the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancer for your conveyancing in Llansamlet.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who dealt with the conveyancing in Llansamlet 10 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to prove you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
How does conveyancing in Llansamlet differ for newly converted properties?
Most buyers of new build premises in Llansamlet come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Llansamlet typically acquire 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 used to new build conveyancing in Llansamlet or who has acted in the same development.
How does the Landlord & Tenant Act 1954 affect my commercial property in Llansamlet and how can you help?
The 1954 Act affords a safeguard to commercial leaseholders, granting the legal entitlement to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Llansamlet
I happen to be an executor of my recently deceased mum’s Will, with a property in Llansamlet which will be sold. The bungalow is unregistered at the Land Registry and I'm told that some EAs will insist that it is done before they will move forward. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.