What does my ID and proof of funds have anything to do with my conveyancing in Pantymwyn? What am I being asked for?
Pantymwyn conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the identity of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).
Proof of the origin of funds is also necessary in accordance with the money laundering regulations as solicitors have a duty to check that the money you are using to acquire a property (whether it be the deposit for exchange or the full purchase monies if you are a cash purchaser) has originated from an acceptable source (such as employment savings) as opposed to the fruits of illegitimate behaviour.
I am assisting my aunt sell her flat in Pantymwyn. Does the conveyancing solicitor order the energy assessment or it is for the seller to coordinate?
Following the demise of Home Information Packs, energy performance certificates was retained a mandatory part of moving house. An EPC should be to hand before the property is advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. If you are using a Pantymwyn conveyancing practitioner they might help arrange energy assessments given their contacts with reputable local assessors
My conveyancer has informed me that breach of easement insurance is necessary on my purchase. What is the level of cover for Pantymwyn conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
How can we tell if a Pantymwyn conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Pantymwyn getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
2 months have gone by since my purchase conveyancing in Pantymwyn concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a ground for flat up to £245,000 and identified one near me in Pantymwyn I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Pantymwyn suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I've recently bought a leasehold flat in Pantymwyn. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a studio flat in Pantymwyn, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Pantymwyn with an extended lease are worth £265,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2100
With just 75 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
We have just discovered that one of the directors of the solicitors undertaking the purchase conveyancing in Pantymwyn is a relative of the vendor. Is this acceptable?
On the basis that there is no conflict of interest this is allowable. Where you are needing mortgage finance then the bank may have a say as many lenders have specific instructions concerning this. For example for Nationwide Building Society as of 5/10/2025, the requirements read as follows :