It is a dozen years since I purchased my property in Bodfari. Conveyancing lawyers have just been retained on the sale but I am unable to find the title documents. Will this cause complications?

You need not be too concerned. First the deeds may be with the mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Bodfari relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.

is it true that all Bodfari solicitor firms on the Nationwide conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the SRA. The majority of lenders do permit licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

I have a mortgage with Coventry BS for my property in Bodfari. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

You must advise Coventry BS before letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.

Lloyds have agreed my mortgage in principle, my bid on a property in Bodfari has been agreed to, what happens next?

Your property agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Contact Lloyds or your financial adviser and finalise any outstanding documentation. Lloyds will instruct a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Lloyds will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bodfari.

In what way does the Landlord & Tenant Act 1954 impact my business premises in Bodfari and how can your lawyers assist?

The 1954 Act gives security of tenure to commercial lessees, granting the legal entitlement to make a request to court for a new lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bodfari is one of the many locations in which our lawyers are located

I’m about to sell my basement apartment in Bodfari. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge invoice – what should I do?

It best that you clear the service charge as normal given that all rents and service charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Bodfari - Sample of Questions you should ask before Purchasing

What is the name of the managing agents? The best form of lease structure is a share of the freehold. In this arrangement the leaseholders enjoy control and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent is directed by the tenants. What is the the remaining lease term?

What is the difference between surveying and conveyancing in Bodfari?

Conveyancing - in Bodfari or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the vendor to remedy the problems prior to you move in.