Recently been in touch with my conveyancing lawyer in Pontardawe who acted for me 18 months ago requesting a conveyancing costs illustration based on the same type of home move (a leasehold residence and a freehold premises) of similar values with a home loan from Chelsea Building Society. I am now being quoted double. Should I hunt for an alternative firm of conveyancing solicitor?
The estimate does seem a little on the high side. If you are happy to invest time contrasting costs you may be able to get the conveyancing a bit cheaper by perhaps £125. That being said, if you were happy with the legal work the firm provided you maylive to rue opting for an an untested conveyancer. If is important to enquire the conveyancer can act for Chelsea Building Society. You can utilise our search tool to find a Pontardawe conveyancing firm on the Chelsea Building Society approved list of lawyers, which can often include conveyancing solicitors in Pontardawe.
Can you point me to a directory of Coventry BS panel solicitors in Pontardawe on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. If you are seeking to appoint a Pontardawe property lawyer on the Coventry BS please make the most of our facility.
I'm in the throws of looking at apartments in Pontardawe and I am now considering a potential offer. Should I already have a conveyancing practitioner appointed at this stage? I intend to finance via a home loan with Nottingham.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Pontardawe lawyer on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Should our conveyancer be raising questions about flooding as part of the conveyancing in Pontardawe.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Pontardawe. There are those who acquire a house in Pontardawe, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a various searches that may be initiated by the buyer or by their lawyers which will figure out the risks in Pontardawe. The conventional set of information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a buyer could bring a claim for damages stemming from an misleading response. The purchaser’s conveyancers will also conduct an enviro search. This should higlight if there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.
Are there restrictive covenants that are commonly identified during conveyancing in Pontardawe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Pontardawe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Pontardawe. 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 are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pontardawe
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I am a negotiator for a busy estate agency in Pontardawe where we have experienced a number of leasehold sales jeopardised as a result of short leases. I have been given conflicting advice from local Pontardawe conveyancing firms. Can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Pontardawe - Sample of Queries before Purchasing
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Who manages the building? The majority of Pontardawe leasehold properties will be liable to pay a service bill for maintenance of the block set by the landlord. If you acquire the apartment you will have to meet this liability, usually periodically during the year. This could differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a exorbitant sum, say about £50-£100 but you need to check it because occasionally it could be prohibitively expensive.