I am helping my niece sell her house in Clynderwen. Will the solicitor arrange an energy assessment or should I organise this?
After the demise of Home Information Packs, energy performance certificates was left as a required part of moving house. An energy performance certificate needs to be commissioned in advance of the property being marketed. It is not as aspect of the sale process that conveyancers ordinarily organise. Where you are instructing a Clynderwen conveyancing practitioner they may be willing to arrange energy performance certificates due to their contacts with long established local energy assessors
Completion of my remortgage has taken place for my property in Clynderwen. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being difficult. The Clynderwen solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some quick conveyancing in Clynderwen as I am faced with pressure to complete within 4 weeks. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you are at free not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Clynderwen the following are instances of what can appear and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up during conveyancing in Clynderwen?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Clynderwen. 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…’
Just had an offer accepted on a new build flat in Clynderwen. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Clynderwen
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Please confirm the Lease plans are architect prepared. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I decided to have a survey completed on a house in Clynderwen before retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies may refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Clynderwen. Conveyancing will be smoother if you use a solicitor in Clynderwen especially if they are accustomed to such properties in Clynderwen.
I've found a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Clynderwen. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Clynderwen ?
Most houses in Clynderwen are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can assist with the conveyancing process. It is clear that you are buying in Clynderwen so you should seriously consider shopping around for a Clynderwen conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your conveyancer should advise you fully on all the issues.