I am purchasing a leasehold flat in Llansamlet. My Solicitor has never been on on the lender approved panel. Can I still retain my Llansamlet conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?
Your options include
- Complete the deal with your preferred Llansamlet solicitor but your lender will need to retain a solicitor on their approved list. This will result in additional fees together with potential interruption.
- Get a fresh lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to do everything possible to get accepted on the mortgage company conveyancing panel
My wife and I buying a end of terrace house in Llansamlet. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include investigations to see if these works are allowed?
Your solicitor will review the deeds as conveyancing in Llansamlet can occasionally identify restrictions in the title documents which restrict certain works or need the consent of another owner. Many works require local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
How can we know in advance if a Llansamlet conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Llansamlet seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your transaction.
The mortgage over my property is with HSBC for my property in Llansamlet. Conveyancing was finalised a year 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 HSBC?
Your original mortgage agreement with HSBC will provide that you need their approval prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let 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 HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.
The deeds to our house can not be found. The conveyancers who did the conveyancing in Llansamlet 4 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to prove you own the land or property, as the Land Registry have everything they need in a digital format.
About to purchase a new build apartment in Llansamlet. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Llansamlet
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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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Llansamlet and how can you help?
The 1954 Act gives security of tenure to business leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Llansamlet
We are midway through purchasing a residence in Llansamlet. Conveyancing lawyer has told us the title is "Leasehold". Will this likely make a difference on our Santander valuation?
Llansamlet conveyancing does not usually involve leasehold houses. The crucial factor here is the unexpired lease term and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the saleability too much.
At the other end of the spectrum, if it's, say, Sixty years it will have a adverse effect on the saleability, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease to be supplied to your lawyer.