Do the conveyancing lawyers listed on your site conduct right to buy conveyancing in Brynmawr?
We work with a number of conveyancing practitioners who can handle right to buy conveyancing You should e-mail the lawyers listed to secure a costs calculation.
I am selling my home in Brynmawr. Does my solicitor have to be on the Kent Reliance conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
I am purchasing a 3 bedroom semi in Brynmawr. We would like to an extension at the rear at the property.Will the conveyancing process involve checks to ascertain if these alterations were previously refused?
Your solicitor will check the deeds as conveyancing in Brynmawr will sometimes reveal restrictions in the title deeds which prohibit certain alterations or require the consent of a 3rd party. Some additions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am purchasing a property in Brynmawr. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As your lender is Aldermore your lawyer must check the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Brynmawr.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Brynmawr solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Brynmawr surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My friend recommended that where I am purchasing in Brynmawr I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Brynmawr conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Brynmawr around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Brynmawr Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Brynmawr Education with maps and statistics, Local Amenities and other useful information concerning Brynmawr.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Brynmawr is where the house is located. Is there any advice you can give?
Flying freeholds in Brynmawr are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brynmawr you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brynmawr may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Why do Brynmawr conveyancing costs are more expensive for leasehold and freehold properties?
When buying a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control