I am buying a 4 bedroom semi-detached house in Baglan. We would like to carry out a loft conversion at the property.Will legal investigations on the property involve checks to determine if these alterations are allowed?
Your property lawyer will review the registered title as conveyancing in Baglan can on occasion identify restrictions in the title deeds which restrict certain alterations or need the consent of a 3rd party. Some extensions call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
We have agreed to purchase a house in Baglan. An unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is TSB your lawyer must check the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Baglan.
It is not clear whether my lender requires a lease extension. I have telephoned my Baglan bank branch on numerous occasions and was informed it wasn't a problem and they would lend. My Baglan conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. I have no idea who is right.
Provided that the conveyancer is on the bank panel, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am close to exchanging contracts on the sale of our house in Baglan and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing firm rather than a conveyancing solicitor in Baglan. We have lived in Baglan for six years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Baglan. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Baglan
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared.
I decided to have a survey completed on a house in Baglan before appointing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Baglan. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold property in Baglan. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Baglan Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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Does the lease include onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments? How many years remain on the lease?
When it comes to my conveyancing in Baglan should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Baglan conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.