Me and my wife are buying property in Glyn Ceiriog. My lawyer has never been on on the mortgage company conveyancing panel. Is it possible for me to appoint my Glyn Ceiriog conveyancing solicitor notwithstanding that they are not on the lender panel?
Various options include
- Proceed with your chosen Glyn Ceiriog solicitor but your mortgage company will no doubt retain a conveyancer from their approved list. This will result in additional charges and potential interruption.
- Choose a fresh conveyancer to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your lawyer to pull out all the stops to get listed on the lender’s panel of solicitors
I am due to exchange buying a house in Glyn Ceiriog but as a consequence of damage from a small fire at the property I have managed to agree compensation from the seller in the sum of £2k taking the form of a adjustment in the price. This was going to be addressed as part of a side agreement but Santander are not allowing this. Why were they notified?
Your conveyancer that is on a Santander conveyancing panel is duty bound to disclose to Santander of any changes to the purchase price. If you prohibit your conveyancing practitioner to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Glyn Ceiriog.
My colleague advised me that where I am buying in Glyn Ceiriog I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Glyn Ceiriog conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Glyn Ceiriog around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Glyn Ceiriog Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Glyn Ceiriog Education with plans and statistics, Local Amenities and other useful data concerning Glyn Ceiriog.
How does conveyancing in Glyn Ceiriog differ for newly converted properties?
Most buyers of new build or newly converted property in Glyn Ceiriog contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because developers in Glyn Ceiriog tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Glyn Ceiriog or who has acted in the same development.
Estate agents have just been given the go-ahead to market my 2 bed flat in Glyn Ceiriog. Conveyancing is yet to be initiated, however I have recently received a half-yearly service charge invoice – what should I do?
It best that you clear the invoice as you normally would because all ground rent and service invoices should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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.
Glyn Ceiriog Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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Be sure to discover if the the lease includes any onerous restrictions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Glyn Ceiriog. If you like the apartmentin Glyn Ceiriog yet your dog can’t live with you then you will be faced hard determination. Most Glyn Ceiriog leasehold apartments will be liable to pay a service charge for maintenance of the building levied by the landlord. Should you purchase the apartment you will have to meet this contribution, usually quarterly accross the year. This can vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a significant figure, say about £50-£100 but you need to check it because occasionally it can be many hundreds of pounds. If a Glyn Ceiriog lease has less than 80 years it will affect the salability of the apartment. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth discovering what this will be. Remember, in most cases you would be required to have been the owner of the premises for two years before you are entitled to extend the lease.
I happen to be an executor of my recently deceased mother’s Will, with a property in Glyn Ceiriog which is to be marketed. The house is unregistered at the Land Registry and I'm advised that some purchasers will insist that it is in place before they will move forward. What's the procedure for this?
In the circumstances that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.