We wanted to use a property lawyer in Llantrisant for our house purchase. Our financial adviser informed us that our mortgage lenders Alliance & Leicester won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most banks had a different appetite for risk. Almost all Llantrisant conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms relating to their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum number of transactions. Many Llantrisant conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Llantrisant is amongst the many locations where the lawyers showing on our search results are are authorised to act for Alliance & Leicester .
I am buying a victorian detached house in Llantrisant. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to see if these works are permitted?
Your property lawyer will check the deeds as conveyancing in Llantrisant will occasionally reveal restrictions in the title deeds which prohibit categories of alterations or require the permission of another owner. Many works require local authority planning consent and approval under the 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 things with a surveyor ahead of any purchase.
We were going to get a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Llantrisant solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Llantrisant solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have instructed a Llantrisant conveyancer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llantrisant postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Llantrisant.
Are there restrictive covenants that are commonly identified as part of conveyancing in Llantrisant?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llantrisant. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey carried out on a house in Llantrisant ahead of instructing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor advised that some mortgage companies will not grant a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llantrisant. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llantrisant to see if the conveyancing will be more expensive.
I need to instruct a conveyancing solicitor in Llantrisant for my sale. Can I see a solicitor's record with the profession’s regulator?
One can review published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.
I am on look out for some leasehold conveyancing in Llantrisant. Before I set the wheels in motion I would like to find out the remaining lease term.
If the lease is registered - and most are in Llantrisant - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a studio flat in Llantrisant, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Llantrisant with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2081
With 56 years unexpired the likely cost is going to range between £29,500 and £34,000 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.