We have agreed to purchase a house in Margam. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
Given that your lender is Co-operative your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Margam.
We expect to receive a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Margam solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Margam solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Margam bank branch on various occasions and was told they are content with the situation and they will lend. My Margam conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?
Your lawyer must comply with the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
About to purchase a new build flat in Margam. 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 enquiries that you may expect your new-build leasehold conveyancing in Margam
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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. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared.
I opted to have a survey done on a house in Margam before instructing lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may not give a loan on this type of home.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Margam. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the estate of my aunt I am selling a house in Swansea but live in Margam. My lawyer (based 200 kilometers from meneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Margam who can attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Margam
I own a leasehold house in Margam. Conveyancing and Coventry Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Margam who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Margam conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Margam Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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What restrictions are there in the Margam Lease? It would be sensible to find out as much as possible concerning the managing agents as they will either make living at the property much easier or a lot more difficult. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the upkeep of the common parts. Enquire of prospective neighbours whether they are happy with their management. In conclusion, be sure you know the dates that you are obliged pay the service charge to the managing agents and precisely what it includes. What is the name of the managing agents?
Can I determine who is the owner of a property in Margam?
On the basis that the property is registered with HM Land Registry, and you have sufficient information of the location of the premises, you should be able to see results from the HM Land Registry of the registered proprietor for a for less than a fiver.