Completed the sale of my flat in Pentre last November yet the purchaser is whats apping every few hours to moan that his conveyancer needs to hear from myconveyancer. What should my lawyer have done now that I have sold?
Following your sale your lawyer should deliver the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also confirm that the legal charge in favour of the lender has been repaid to the buyers lawyers. There are no post completion formalities unique to conveyancing in Pentre.
We are purchasing a terrace house in Pentre. Our aim is to convert the garage to an office at the property.Will legal due diligence on the property involve investigations to see if these alterations are permitted?
Your conveyancer will review the registered title as conveyancing in Pentre will occasionally identify restrictions in the title deeds which prohibit certain works or necessitated the permission of a 3rd party. Certain additions need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
We have agreed to purchase a house in Pentre. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
As you are obtaining a mortgage with UBS your lawyer must comply with the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for UBS. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease does not meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Pentre.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Pentre conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I'm purchasing my first flat in Pentre with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of additionals instead. The property agent told me not to tell my solicitor about the extras as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
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 decided to have a survey completed on a house in Pentre prior to retaining solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks tend not grant a loan on such a home.
It varies from the lender to lender. Bank of Scotland 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 help as they are used to dealing with flying freeholds in Pentre. Conveyancing will be smoother if you use a solicitor in Pentre especially if they are familiar with such properties in Pentre.
What does commercial conveyancing in Pentre cover?
Pentre conveyancing for business premises incorporates a wide range of advice, provided by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I've recently bought a leasehold flat in Pentre. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
Pentre Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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The best form of lease arrangement is a share of the freehold. In this arrangement the tenants benefit from being in charge if their destiny and although a managing agent is usually employed where the building is larger than a house conversion, the managing agent retained by the leaseholders. Is there a share of the freehold? What is the length of the lease?