My brother and I have just purchased a house in Gwaelod Y Garth. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Gwaelod Y Garth?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Gwaelod Y Garth. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a document known as a SPIF. answers proves to be misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Gwaelod Y Garth.
We are planning to purchase with Melton Mowbray Building Society. I went into a few high street firms but am struggling to find a Gwaelod Y Garth conveyancing firm on the Melton Mowbray Building Society approved list. Please you help?
You should take advantage of the find a lender approved solicitor tool on this web page. Pick the mortgage company and type Gwaelod Y Garth or your location and you will be presented with numerous conveyancers located in Gwaelod Y Garth or by proximity to you.
I have paid off my mortgage with UBS. I assume I don't need a Gwaelod Y Garth property lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I have a mortgage with Santander for my property in Gwaelod Y Garth. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Gwaelod Y Garth bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Gwaelod Y Garth conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Do commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Gwaelod Y Garth?
Its becoming the norm that commercial conveyancing solicitors in Gwaelod Y Garth will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Gwaelod Y Garth. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gwaelod Y Garth.
For each commercial conveyancing transaction in Gwaelod Y Garth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Gwaelod Y Garth commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Gwaelod Y Garth.
I'm buying my first flat in Gwaelod Y Garth benefiting from help to buy. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my solicitor about this deal as it could put at risk my mortgage with Birmingham Midshires. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I own a leasehold house in Gwaelod Y Garth. Conveyancing and Barclays mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Gwaelod Y Garth who acted for me is not around. Any advice?
First contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Gwaelod Y Garth conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a ground floor flat in Gwaelod Y Garth, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Gwaelod Y Garth with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2077
With only 52 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.