I am six weeks into the sale of my apartment in Llantwit Fardre and the EA has just called to say that the buyers are switching solicitor. The excuse is that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a leading mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Llantwit Fardre ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
Our nephew is purchasing a house that has just been built in Llantwit Fardre with a home loan from Kent Reliance. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I used Arc property Solicitors several years past for my conveyancing in Llantwit Fardre. I now require my papers however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llantwit Fardre of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Llantwit Fardre. Conveyancing is daunting 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 legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Llantwit Fardre
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.
My company is wishing to lease a unit on the high street. Can you recommend solicitors offering fixed costs for commercial conveyancing in Llantwit Fardre for under 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Llantwit Fardre, including the sale and purchase of businesses as well as simply premises. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the charges this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with a fixed commercial conveyancing calculation.
I am hoping to exchange soon on a ground floor flat in Llantwit Fardre. Conveyancing lawyers assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Llantwit Fardre should include some of the following:
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The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Where does the liability rest for maintaining the window frames Ground rent - what is payable and when is collected, and also know whether this is subject to change Who has the liability to repair and maintain the building. It is important that you know which party is liable for the repair and maintenance of every part of the building An explanation as to the provision in the lease to to contribute towards maintenance costs - in relation to the building, and the more general rights a tenant has
Llantwit Fardre Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
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How is the lease structured? It would be a good idea to enquire if there is anything that is prohibited in the lease. By way of example it is reasonably common in Llantwit Fardre leases that pets are not allowed in certain buildings in Llantwit Fardre. If you like the apartmentin Llantwit Fardre yet your cat can’t move with you then you will be presented with a difficult choice. Please note that where the lease has less than eighty years it will have adverse implications on the salability of the property. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will most likely require a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you would be be obliged to have owned the premises for two years before you are eligible to exercise a lease extension.