Me and my wife are purchasing residence in Ceredigion. My Solicitor is not on the lender conveyancing list. Is it possible for me to appoint my Ceredigion conveyancing solicitor even though they are excluded from the lender approved list?
You have a couple of alternatives open to you here
- Proceed with your existing Ceredigion solicitor but your bank will undoubtedly appoint a lawyer on their conveyancing panel. The net result is additional fees together with likely delay.
- Choose a fresh lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Appeal to your solicitor to attempt to join the lender panel
I own a freehold house in Ceredigion but still invoiced for rent, why is this and what is this?
It is rare for properties in Ceredigion and has limited impact for conveyancing in Ceredigion but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I am purchasing a property in Ceredigion. One unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Kent Reliance your lawyer must comply with the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease does not meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Ceredigion.
I currently have a mortgage with Santander for my property in Ceredigion. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
After shopping around on the internet I have found a Ceredigion solicitor having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ceredigion postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Ceredigion.
About to purchase a new build apartment in Ceredigion. Conveyancing is daunting 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 is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ceredigion
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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? There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Ceredigion and how can your lawyers assist?
The particular law that you refer to provides protection to commercial lessees, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Ceredigion
My father has recommend that I appoint his conveyancing solicitors in Ceredigion. Should I use them?
No doubt the best way to find a conveyancing lawyer is to seek referrals from friends or relatives who have previously instructed the conveyancer you're contemplating using.