I have just been advised by my estate agent that my Llansamlet lawyer is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
The first thing you need to do is to contact your Llansamlet conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Our solicitor has discovered a a problem with the lease for the apartment we are buying in Llansamlet. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that he must be satisfied that the lender is happy with this solution. Who is the client here, us or the mortgage company ?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the mortgage company are the client. The appropriate lender requirements must be adhered to.
I have been on the look out for a ground for flat up to £305k and found one round the corner in Llansamlet I like with open areas and station nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in Llansamlet for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan that many years will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could request that they 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 regarding this matter.
As co-executor for the estate of my grandfather I am disposing of a house in Swansea but I am based in Llansamlet. My conveyancer (based 250 miles awayneeds me to sign a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Llansamlet who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are located in Llansamlet
I am employed by a reputable estate agent office in Llansamlet where we see a number of flat sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local Llansamlet conveyancing firms. Please can you clarify whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Llansamlet - Sample of Queries before buying
-
The best form of lease structure is where the freehold reversion is in the ownership of the leaseholders. In this arrangement the lessees benefit from control and although a managing agent is frequently employed where it is bigger than a house conversion, the managing agent is directed by the tenants. Be sure to investigate if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Llansamlet. If you like the apartmentin Llansamlet yet your dog can’t make the move with you then you will be presented with a difficult choice. It would be prudent to find out as much as possible regarding the company managing the block as they will either make living at the property much simpler or problematic. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the common parts. Don't be afraid to ask other tenants what they think of their management. In conclusion, find out the dates that you are obliged pay the maintenance charge to the appropriate party and precisely how they are spending that money.
What advice do you have for searching for auction conveyancing in Llansamlet?
First ask your friends and family they would would seek assistance from. Second, use a search tool on the internet for conveyancing in Llansamlet. Call a couple or more firms from the list and ask them to send you their conveyancing fees and discuss your needs with the solicitor who will conduct your conveyancing before you make your decision. Option 3 is to make use of this site to assist you in finding the right solicitors for you based on your unique requirements including location,speed, complexity and who your intended mortgage company is.Resist the temptation to appoint £99 conveyancing solicitors in Llansamlet