We're in Ceredigion, First timers purchasing with a mortgage (lender is UBS , and our lawyer is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I note that there are debates on Chancel Insurance on online forums. Do I require this when buying a residence in Ceredigion? or Apparently there is historic law that could mean that owners of property living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Ceredigion?
Unless a previous acquisition of the house took place post 12 October 2013 you could take it that lawyers delivering conveyancing in Ceredigion to continue to advocate a chancel search and or chancel repair liability insurance.
I have a semi-detached Edwardian property in Ceredigion. Conveyancing solicitor represented me and Santander. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ceredigion and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing practitioner who carried out the work.
I am buying my first flat in Ceredigion with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about this extras as it could put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a house in Ceredigion ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks will not give a loan on a flying freehold home.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ceredigion. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ceredigion to see if the conveyancing costs will increase in light of this.
I am intending to sublet my leasehold apartment in Ceredigion. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Even though your last Ceredigion conveyancing solicitor is not around you can review your lease to see if you are permitted to let out the premises. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet in the absence of prior consent. The consent is not allowed to be unreasonably turned down. If the lease prohibits you from subletting the property you should ask your landlord for their consent.
Ceredigion Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
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Where a Ceredigion lease has no more than 80 years it will affect the salability of the flat. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out what this would cost. For most Ceredigionlease extensions you would need to own the premises for 24 months before you are entitled to exercise a lease extension. Best to be warned if fixing the lift or some other significant cost is due in the near future that will be shared between the leaseholders and may well dramatically impact the level of the service fees or require a specific payment.