Having been referred to your organisation we were going to appoint conveyancing solicitor in Pencoed endorsed by you but have come across some other costs illustrations on the internet look less pricey – how come?
There are plenty of solicitors advertising so-called cheap conveyancing, but extrafees end up with the closing bill being inflated. Conveyancers are obliged to make sure that costs contained in terms of engagement should be transparent and reasonable raised The conveyancers that we list for conveyancing in Pencoed set out all costs for the property you intend tobuy.
My husband and I changing mortgage lender for our penthouse in Pencoed with Lloyds. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have two concerns (1) Is this form unique to the Lloyds conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Lloyds conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
A friend advised me that if I am buying in Pencoed I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Pencoed conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Pencoed around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Pencoed Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Pencoed Education with plans and statistics, Local Amenities and other useful information about Pencoed.
About to purchase a new build flat in Pencoed. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Pencoed
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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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. 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.
Due to the advice of my in-laws I had a survey completed on a property in Pencoed in advance of appointing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some lenders tend not grant a loan on such a house.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pencoed. Conveyancing will be smoother if you use a solicitor in Pencoed especially if they are familiar with such properties in Pencoed.
My conveyancing in Pencoed is set to complete on Friday, however the sellers I am purchasing from has asked to move out on the Saturday midday. Can I agree to this?
You can't complete on a Saturday due to the bank systems aren't working.