Do all mortgage companies provide you with an approved list of Talybont conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?

Talybont conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

My grandfather passed away last year and as sole heir and executor I was left the house in Talybont. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?

Given you plan to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.

Should my lawyer be raising enquiries about flooding as part of the conveyancing in Talybont.

Flooding is a growing risk for solicitors dealing with homes in Talybont. Some people will buy a house in Talybont, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Talybont. The standard property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to determine if the premises has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the owner, then a buyer could commence a compensation claim as a result of such an misleading response. A purchaser’s lawyers may also conduct an enviro report. This should reveal whether there is a recorded flood risk. If so, further inquiries will need to be conducted.

Are there restrictive covenants that are commonly identified during conveyancing in Talybont?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Talybont. 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 buying a new build flat in Talybont. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Talybont

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.