My partner and I have just acquired a house in Pontardawe. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted for conveyancing in Pontardawe?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Pontardawe. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller fills in a document known as a Seller’s Property Information Form. If the information proves to be misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pontardawe.
Our mortgage company has recommended a law firm on their panel based in Pontardawe but I would rather instruct a conveyancing lawyer in Pontardawe or nearer to where I live. Can you assist?
The minority of Pontardawe conveyancing practices are on all banks conveyancing panel. Use our find an approved solicitor tool to identify a Pontardawe conveyancing firm on the on the bank panel.
Just had an offer accepted on a new build apartment in Pontardawe. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pontardawe
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Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am selling my home. My past conveyancers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Pontardawe if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Pontardawe. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I've recently bought a leasehold property in Pontardawe. Do I have any liability for service charges relating to a period prior to my ownership?
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. 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 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).
I inherited a ground floor flat in Pontardawe, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Pontardawe with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2094
With just 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
Am in the process of buying my 1st home in Pontardawe. Conveyancing solicitor already appointed. The broker advised that a survey is not needed as the property is only fifteen years old.
You would be best advised to have a Home Buyer's Report. Given the property was built more than a decade ago the property will not benefit from a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could suffice. They will highlight any obvious problems and suggest additional investigation where appropriate. If there are any signs of material issues seek a comprehensive structural survey.