The Pentwyn conveyancing firm handling our Pentwyn conveyancing has uncovered a discrepancy between the information in the home valuation survey and what is revealed within the legal papers for the property. My lawyer informs me that he needs to check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s stance correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My home in Pentwyn is up for sale and I have a buyer. Does the solicitor have to be on the Lloyds conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
I need some expedited conveyancing in Pentwyn as I am under a deadline to exchange contracts inside 3 weeks. Fortunately I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Pentwyn the following are examples of what can appear and adversely affect market value: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...
Just had an offer accepted on a new build apartment in Pentwyn. Conveyancing is a frightening process 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 conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pentwyn
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
When it comes to leasehold conveyancing in Pentwyn what are the most common lease problems?
Leasehold conveyancing in Pentwyn is not unique. All leases are unique and drafting errors can result in certain sections are missing. The following missing provisions could result in a defective lease:
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Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the building
You may encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Norwich and Peterborough Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.
Leasehold Conveyancing in Pentwyn - Sample of Questions you should consider before buying
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The majority of Pentwyn leasehold properties will incur a service charge for the upkeep of the building invoiced on behalf of the landlord. If you acquire the property you will have to meet this amount, usually periodically throughout the year. This can be anything from several hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge to be met yearly, this is usually not a significant figure, say about £25-£75 but you should to enquire as sometimes it could be surprisingly expensive. What restrictions exist in the Pentwyn Lease?
Is it true that a Pentwyn conveyancing practice has court proceedings brought against them by a client for not carrying out comprehensive conveyancing searches?
Our attention has not be brought to such a Pentwyn conveyancing claim but it has been reported that, clients purchasing a home elsewhere in England successfully sued their conveyancing practitioner as a consequence of development permission to build a wind farm failing to be picked up in conveyancing searches.
If you are buying in Pentwyn It is essential that your conveyancing practitioner conduct all Pentwyn conveyancing searches required making sure that you have relevant and up to date information before purchasing a property.