The Glynneath conveyancing firm handling our Glynneath conveyancing has discovered an inconsistency when comparing the information in the valuation report and what is revealed within the title deeds. My solicitor says that he needs to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am the registered owner of a freehold house in Glynneath but still invoiced for rent, why is this and what is this?
It’s unusual for properties in Glynneath and has limited impact for conveyancing in Glynneath but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
We're in Glynneath, FTBs buying with a mortgage (lender is Nottingham , and our solicitor is on the Nottingham conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The deeds to our house are lost. The conveyancers who dealt with the conveyancing in Glynneath 5 years ago are no longer around. What are my next steps?
In today’s world there are copies made of almost everything, and your conveyancer will be aware precisely where to look for all the relevant documentation so you can purchase or dispose of your property without any difficulty. Where copies can’t be located, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on your premises.
I opted to have a survey done on a house in Glynneath before retaining lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may refuse to issue a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Glynneath. Conveyancing will be smoother if you use a solicitor in Glynneath especially if they are acquainted with such properties in Glynneath.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Glynneath and how can you help?
The particular law that you refer to provides a safeguard to business tenants, granting the a statutory right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Glynneath