Can you clarify what the consequences are if my solicitor is removed from the Principality Conveyancing panel ahead of completing my conveyancing in Kilgetty?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am assisting my niece sell her property in Kilgetty. Does the solicitor order the EPC or it is for the owner to see to?
Following the demise of HIPs, energy assessments was retained a compulsory element of moving house. An EPC must be to hand in advance of the property being advertised. It is not something that law firms ordinarily organise. Where you are using a Kilgetty conveyancing practitioner they may help arrange energy assessments given their contacts with long established Kilgetty energy assessors
This question may be naive but I am new to the home moving as FTB of a ground floor flat in Kilgetty. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Kilgetty?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
I have instructed a Kilgetty conveyancing practitioner having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kilgetty surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Over the last few months I have been searching for a flat up to £195,000 and found one near me in Kilgetty I like with a park and station nearby, however it only has 51 years on the lease. There is not much else in Kilgetty suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Kilgetty and how can you help?
The 1954 Act gives security of tenure to commercial leaseholders, granting the legal entitlement to make a request to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Kilgetty is one of the numerous areas of the UK in which our lawyers have offices
In my capacity as executor for the will of my aunt I am selling a property in Swansea but live in Kilgetty. My solicitor (who is 300 miles awayneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Kilgetty who can witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Kilgetty
I've found a house that appears to meet my requirements, at a great price which is making it more attractive. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Kilgetty. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
Most houses in Kilgetty are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Kilgetty in which case you should be looking for a Kilgetty conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer should advise you fully on all the issues.
Leasehold Conveyancing in Kilgetty - Sample of Queries Prior to buying
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Be sure to investigate if the the lease contains any unreasonable restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Kilgetty. If you love the apartmentin Kilgetty however your dog can’t live with you then you have a very difficult compromise. Are any of leasehold owners in dispute over their service charge payments? Most Kilgetty leasehold flats will have a service charge for maintenance of the building invoiced by the management company. Should you purchase the flat you will have to pay this contribution, usually in instalments accross the year. This can be anything from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay yearly, normally this is not a exorbitant amount, say approximately £25-£75 but you need to enquire it because occasionally it could be many hundreds of pounds.