I am due to exchange on the purchase of a property in Cwmbran but as a result of wreckage from some water damage at the property I have was able negotiate reparation from the seller in the sum of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract however Skipton will not agree to this. Should they have been notified?
Your conveyancer that is on the Skipton conveyancing panel is required to advise Skipton of any variations to the purchase price. If you prohibit your solicitor to notify the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new lawyer for your conveyancing in Cwmbran.
Are the BSA intent on creating a online directory to list law firms on the Earl Shilton BS conveyancing panel for instance in Cwmbran?
We are not aware of any intention on the part of the BSA to develop such a search facility.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Cwmbran. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Cwmbran?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be invited to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
I happen to be the sole beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Cwmbran. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in January. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view banks take of it, depend on the lender as this requirement primarily exists to capture subsales or the quick reselling of properties.
I recently had an offer accepted on an apartment in Cwmbran. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £225. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying a new build apartment in Cwmbran. 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 legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cwmbran
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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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
I am using a search engine for the term cheap conveyancing in Cwmbran it brings up many solicitorslocally. With so much choice what is the best way to find the suitable conveyancer for my move?
The best way of choosing the right conveyancer is through a personal recommendation, so seek the opinion of colleagues and relatives who have bought a property in Cwmbran or the reputable estate agent or financial adviser. Fees for conveyancing in Cwmbran vary, so it's a good idea to request at least four fee calculations from different conveyancers. Dont forget to clarify what costs in the quote includes.
I own a leasehold flat in Cwmbran. Conveyancing and National Westminster Bank mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Cwmbran who previously acted has now retired. Any advice?
First contact HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Cwmbran conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Cwmbran Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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It would be prudent to find out as much as possible about the company managing the building as they can either make your life much simpler or problematic. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to every day matters such as the cleanliness of the common parts. Ask other people what they think of them. In conclusion, be sure you know the dates that you are obliged pay the maintenance charge to the managing agents and precisely what you get for your money. Plenty Cwmbran leasehold properties will be liable to pay a service charge for maintenance of the building levied by the freeholder. If you acquire the apartment you will have to pay this liability, usually periodically during the year. This may differ from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a large sum, say around £25-£75 but you need to check it because sometimes it could be prohibitively expensive.