I have given 8 weeks notice to my current landlord and must vacate my rented flat in Hengoed by the end of next month. Conveyancing on my purchase is underway. Can I complete in a couple of weeks as don't want to have to find short term accommodation?
Generally one should not give notice for your letting unless you have exchanged. Assuming that you have not previously done so, speak to your conveyancer and request that they chase the sellers side, try to get a realistic time scale from them that everyone will work towards
We are buying a detached bungalow in Hengoed. We would like to convert the garage to a playroom at the house.Will legal investigations on the property involve checks to see if these works are allowed?
Your solicitor will check the deeds as conveyancing in Hengoed can sometimes reveal restrictions in the title documents which restrict certain alterations or need the consent of a 3rd party. Many extensions require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
I am the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Hengoed. The Hengoed property was put into my name in September. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the house in September. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How practical a view lenders take of it, depend on the bank as this requirement is primarily there to identify the purchase and immediately sell or the quick reselling of properties.
I am currently in the process of buying my council flat in Hengoed. I have a mortgage agreed with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Should commercial conveyancing searches disclose planned roadworks that may impact a commercial premises in Hengoed?
Many commercial conveyancing solicitors in Hengoed will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Hengoed. The search result provides definitive data 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 Hengoed.
For each commercial conveyancing transaction in Hengoed 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 Hengoed commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Hengoed.
I'm purchasing a new build house in Hengoed with a mortgage from Halifax. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it may impact my mortgage with Halifax. Is this normal?.
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've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Hengoed is the location of the property. Can you offer any opinion?
Flying freeholds in Hengoed are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hengoed you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hengoed may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I bought a flat in Hengoed last 9/8/2024 and to date it is still not registered with HM Land Registry. It is part of a development site and my conveyancing practitioner told me that it may take twelve months to complete the registration formalities. I have contacted HMLR directly and they say that the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your lawyer that you really need to get in touch with in order to satisfy any concerns which have arisen as part of the registration formalities for your Hengoed property. Normal Hengoed conveyancing practice includes an undertaking on the part of the vendor’s conveyancing practitioner that they will help resolve any question raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.