My wife and I are planning to buy a property in Llanharan and have appointed a Llanharan conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Nottingham Building Society have this morning contacted us to inform me that they have now hit a problem as our Llanharan solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Llanharan lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Do the conveyancing lawyers that you recommend execute conveyancing in Llanharan by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct 24hr exchanges. Please e-mail us to obtain a fee calculation and details as to availability.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Llanharan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Llanharan
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.
I am looking for a flat up to £235,500 and identified one round the corner in Llanharan I like with open areas and transport links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Llanharan for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the remaining unexpired lease term will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
How can the Landlord & Tenant Act 1954 impact my business offices in Llanharan and how can your lawyers assist?
The 1954 Act affords a safeguard to business leaseholders, granting the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that 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 handle your commercial conveyancing in Llanharan
I have been sourcing a conveyancing solicitor in Llanharan for my house move. Is it possible to review a firm’s record with the legal regulator?
One can read presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.