My IFA has asked me for my Neath Abbey lawyer’ panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Neath Abbey branch but they don't know it.
You are best placed to get this information from your Neath Abbey property lawyer . They should have a central record lender panel numbers.
My stepmother advised me that in purchasing a property in Neath Abbey there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are anumerous of properties in Neath Abbey which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Neath Abbey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Neath Abbey. The Neath Abbey property was put into my name in November. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the property in November. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Most banks would take a pragmatic view as this clause is chiefly there to capture the purchase and immediately sell or the quick reselling of properties.
I recently had an offer accepted on an apartment in Neath Abbey. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Not long after, the property lawyer contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Neath Abbey?
Many commercial conveyancing solicitors in Neath Abbey will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Neath Abbey. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Neath Abbey.
For every commercial conveyancing transaction in Neath Abbey it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Neath Abbey commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Neath Abbey.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Neath Abbey is where the house is located. Is there any advice you can impart?
Flying freeholds in Neath Abbey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Neath Abbey you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Neath Abbey may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am a sole trader wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering fixed charges for non-domestic conveyancing in Neath Abbey for less than £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Neath Abbey, including the disposal and purchase of businesses as well as simply property. If you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the charges these will vary based on the structure and terms of the deal. Please provide us with your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing calculation.
Having had my offer accepted I require leasehold conveyancing in Neath Abbey. Before diving in I want to be sure as to the unexpired term of the lease.
If the lease is registered - and 99.9% are in Neath Abbey - 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.
Neath Abbey Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Are there any major works in the planning that will likely add a premium to the service charges? Plenty Neath Abbey leasehold apartments will incur a service charge for maintenance of the building levied by the landlord. If you buy the flat you will have to pay this liability, usually in instalments throughout the year. This may differ from several hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met annual, ordinarily this is not a exorbitant sum, say around £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds. The prefered form of lease structure is a share of the freehold. In this scenario the tenants have control and notwithstanding that a managing agent is often retained where the building is bigger than a house conversion, the managing agent employed by the leaseholders.