Me and my partner are hoping to purchase a 1 bedroom apartment in Neath Port Talbot with a mortgage. We have a Neath Port Talbot lawyer, however the lender advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Neath Port Talbot property lawyer as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Neath Port Talbot conveyancing lawyer to apply to be on the conveyancing panel.
We are planning to acquire a house and need a conveyancing solicitor in Neath Port Talbot who is on the TSB solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Neath Port Talbot.
My bid for a property was accepted at auction in Neath Port Talbot. Conveyancing is required. What is next?
Given that you have now legally bound yourself to purchase you will need to choose a conveyancing solicitor quickly as you will have a fast approaching deadline in which to complete the property. All auction property should have a bespoke legal set of papers. This will include evidence of title and search results. In the case of leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
My aunt pointed out to me me that in purchasing a property in Neath Port Talbot there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Neath Port Talbot which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Neath Port Talbot should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had chosen solicitors based in Neath Port Talbot on the Nottingham solicitor approved list. They have just billed me a further fee for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. The fee is not set by Nottingham but by your Neath Port Talbot solicitor. Some firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.
My partner and I are intent on selling our property in Neath Port Talbot and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Neath Port Talbot. We have lived in Neath Port Talbot for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am buying a new build apartment in Neath Port Talbot. 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.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Neath Port Talbot
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I am looking for a leasehold apartment up to £195,000 and found one close by in Neath Port Talbot I like with open areas and station in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Neath Port Talbot for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.