We are intending to acquire a 1 bedroom flat in Dinas Powys with a mortgage. We like our Dinas Powys solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Dinas Powys conveyancing practitioner and pay for one of their panel lawyers to represent them. This feels very unfair; can we not insist that the lender use our Dinas Powys conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Dinas Powys conveyancing solicitor to apply to be on the conveyancing panel.
Completed the sale of my flat in Dinas Powys last May yet the purchaser is SMS messaging me complaining that her conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your solicitor is obliged to forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Where appropriate, your lawyer should also evidence that the mortgage has been repaid to the buyers lawyers. There are no post completion tasks unique to conveyancing in Dinas Powys.
Just had an offer accepted on a new build apartment in Dinas Powys. 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.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Dinas Powys
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.
I am downsizing from my house. My previous conveyancers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Dinas Powys if that affects matters.
Please use our search tool to help you find a solicitor for your conveyancing in Dinas Powys. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.
As co-executor for the estate of my aunt I am disposing of a house in Swansea but I am based in Dinas Powys. My conveyancer (based 250 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Dinas Powys who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Dinas Powys based
I have just started marketing my 2 bed apartment in Dinas Powys. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge invoice – Do I pay up?
It best that you discharge the invoice as normal as all ground rent and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Dinas Powys - Examples of Queries before buying
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The answer will be useful as a) areas can cause problems for the block as the communal areas may start to deteriorate where repairs are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to have all the details Plenty Dinas Powys leasehold properties will be liable to pay a service charge for maintenance of the block invoiced on behalf of the management company. If you buy the apartment you will have to meet this liability, normally periodically throughout the year. This can differ from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge for you to pay annual, this is usually not a large figure, say approximately £25-£75 but you need to enquire it because on occasion it can be many hundreds of pounds. Please note if it is fewer than 80 years it will affect the value of the property. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this would cost. For most Dinas Powyslease extensions you will need to own the premises for 24 months in order to be entitled to exercise a lease extension.