I was told today by my estate agent that my Penllergaer property lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?
You need to contact your Penllergaer lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
We note that you have a search directory listing firms on the UBS conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Penllergaer?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Penllergaer.
I decided to have a survey carried out on a house in Penllergaer prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not grant a mortgage on such a property.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Penllergaer. Conveyancing will be smoother if you use a solicitor in Penllergaer especially if they are familiar with such properties in Penllergaer.
I need to instruct a conveyancing solicitor for my conveyancing in Penllergaer. I happened to discover a web site which seems to have the perfect answer If it is possible to get all this stuff done via email that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just appointed agents to market my garden flat in Penllergaer. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual because all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Penllergaer Conveyancing for Leasehold Flats - Examples of Queries before buying
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What is the name of the managing agents? The prefered form of lease arrangement is a share of the freehold. In this situation the tenants benefit from control and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. How is the lease structured?
Should one remove a departed person's name from the title deeds for a property in Penllergaer?
Where a Penllergaer property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale you would simply need to evidence as to the reason the other proprietor is not included in the contract, such as a grant of probate.
With the aim of making things more straight forward in the future you can apply to have the deceased person removed from the title by applying to HMLR with proof of the death. There is no charge from the Registry for this service.