All was ready to move into my new home in Brynmawr next Thursday. My solicitor now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not unique to conveyancing in Brynmawr.
My uncle passed away six months ago and as sole heir and executor I was left the property in Brynmawr. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Given you plan to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Brynmawr. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Brynmawr?
On the day of completion you will not be required to attend the conveyancers office in Brynmawr. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you should be invited to receive the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
My wife and I purchasing a detached bungalow in Brynmawr. Our aim is to convert the garage to a playroom at the property.Will legal due diligence on the property involve checks to determine if these works are prohibited?
Your conveyancer will review the registered title as conveyancing in Brynmawr will occasionally identify restrictions in the title deeds which restrict certain works or require the permission of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Certain 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.
My offer was accepted on an apartment in Brynmawr on 18/12/2025, valuation was booked 3 days later, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various online forums that I have visited warn that are a common cause of delay in Brynmawr house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Brynmawr.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Brynmawr I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Brynmawr in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
Expecting to exchange soon on a studio apartment in Brynmawr. Conveyancing solicitors assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Brynmawr should include some of the following:
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Who has the liability to repair and maintain the block. It is important for you to know which party is responsible the repair and maintenance of every part of the building specifics of the parties to the lease, for instance these could be the (you), head lessor, landlord What you can do if a neighbour breaches a clause of their lease? Whether the lease restricts you from letting out the property, or having a home office for business You must be informed what counts as a Nuisance as far as the lease is concerned
I am the registered owner of a 2 bed flat in Brynmawr, conveyancing formalities finalised June 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Brynmawr with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2089
With only 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.