As someone not used to the Neath Abbey conveyancing process what’s your top tip you can give me concerning the ownership transfer in Neath Abbey
Not many law firms shout this from the rooftops but conveyancing in Neath Abbey and elsewhere in Neath Port Talbot is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the legal transfer of property. For instance, the seller, property agent and on occasion your mortgage company. Appointing a law firm for your conveyancing in Neath Abbey is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose responsibility is to look after your best interests and to protect you.
There is a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You should always trust your lawyer above all other parties in the conveyancing process.
I am looking to buy a flat and need a conveyancing solicitor in Neath Abbey who is on the Barclays Direct approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays Direct in certain locations such as Neath Abbey. We dont recommend any particular firm.
I need some expedited conveyancing in Neath Abbey as I have an ultimatum to exchange contracts in less than 2 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a home loan you are at liberty not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Neath Abbey the following are examples of issues that can crop up and therefore affect future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I'm purchasing a new build house in Neath Abbey benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my conveyancer about this side-deal as it could affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a leasehold apartment up to £305k and identified one close by in Neath Abbey I like with open areas and railway links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Neath Abbey for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
I am a negotiator for a long established estate agency in Neath Abbey where we have experienced a few flat sales put at risk as a result of short leases. I have received conflicting advice from local Neath Abbey conveyancing firms. Can you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is 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 purchaser.
Leasehold Conveyancing in Neath Abbey - Examples of Queries before buying
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It would be prudent to find out if the the lease includes any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in certain buildings in Neath Abbey. If you like the apartmentin Neath Abbey yet your cat is not allowed to live with you then you have a very hard determination. Who takes responsibility for maintaining and repairing the block? What is the yearly service fee and ground rent?