It has come to my attention via my lender that my Ceredigion the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be certain that this is indeed the case?
You need to call your Ceredigion lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may be able to suggest a Ceredigion conveyancing practice that is on the approved list of lawyers for your mortgage company.
My wife and I are purchasing a new build flat in Ceredigion and my lawyer is advising me that she has to the lender to reveal incentives from the builder. The Estate Agents are hassling me to exchange contracts and I have no desire to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I require expedited conveyancing in Ceredigion as I am faced with an ultimatum to sign on the dotted line inside 3 weeks. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no law firm would suggest that you don't. With lots of history conveyancing in Ceredigion the following are instances of issues that can show up and adversely affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Ceredigion?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ceredigion. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build apartment in Ceredigion. 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 may expect your new-build leasehold conveyancing in Ceredigion
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I am looking for a leasehold apartment up to £245,000 and found one close by in Ceredigion I like with open areas and station nearby, the downside is that it's only got 51 years on the lease. There is not much else in Ceredigion for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.