Unfortunately I am unable to travel far from Abertridwr. Is there a reason why all Abertridwr property lawyers aren't automatically on all mortgage company panels?

Banks ordinarily impose restrictions on either the nature or volume of conveyancing practices on their panel. Typical examples of such criteria being that the firm needs to have two or more partners. In addition to restricting the nature of firm, some building societies made a decision to limit the number of practices they permit to represent them. You should note that mortgage companies have no liability for the quality of service given by any Abertridwr property lawyer on their panel. Mortgage fraud was the main trigger for the culling of solicitor panels a few years ago notwithstanding that there are differing points of view about whether solicitors sat at the center of that fraud. Statistics from the Land Registry indicates that thousands of conveyancing organisations only carry out one or two conveyances annually. Those supporting conveyancing panel cuts question why law firms deserve any entitlement to remain on a conveyancing panel when clearly conveyancing is not their speciality?

We see that you have a post code search directory listing firms on the Yorkshire BS conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Abertridwr?

We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Abertridwr.

I have been told that property searches are the primary reason for obstruction in Abertridwr house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Abertridwr.

My wife and I purchased a renovated Georgian property in Abertridwr. Conveyancing solicitor acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Abertridwr and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who carried out the work.

Back In 2009, I bought a leasehold house in Abertridwr. Conveyancing and Halifax mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Abertridwr who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Abertridwr conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Abertridwr Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Does the lease have onerous restrictions? Best to be warned if redecorating or some other major work is due in the near future to be shared amongst the leaseholders and will materially impact the level of the service costs or require a specific invoice. Are any of leasehold owners in arrears of their service charge liability?