We previously appointed conveyancers with offices in Pontarddulais on the Santander solicitor panel. They have just invoiced me an additional sum for handling the Santander mortgage. Is this an additional conveyancing fee set by Santander?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. This charge is not set by Santander but by your Pontarddulais property lawyer. Some firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
My wife and I are in the process of viewing apartments in Pontarddulais and I am now considering a potential offer. Is it sensible to have a property lawyer on ‘stand by’? I intend to finance via a mortgage with RBS.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Pontarddulais off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
What can a local search tell me concerning the property I am buying in Pontarddulais?
Pontarddulais conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Pontarddulais conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Pontarddulais is where the house is located. Can you offer any advice?
Flying freeholds in Pontarddulais are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pontarddulais you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontarddulais may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What does commercial conveyancing in Pontarddulais cover?
Non domestic conveyancing in Pontarddulais covers a broad range of advice, provided by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases 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 leases.
Should I instruct a Pontarddulais conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can perform the legal formalities however his firm is located over three hundred miles drive away.
The benefit of a local Pontarddulais conveyancing firm is that you can attend the office to execute documents, deliver your ID and apply pressure on them where appropriate. They will also have local knowledge which is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that should outweigh using an unfamiliar Pontarddulais conveyancing solicitor solely due to them being Pontarddulais based.
I am tempted by the attractive purchase price for a couple of maisonettes in Pontarddulais which have approximately fifty years left on the leases. Will this present a problem?
There are plenty of short leases in Pontarddulais. The lease is a right to use the property for a prescribed time frame. As a lease shortens the marketability of the lease deteriorates and it becomes more expensive to extend the lease. For this reason it is advisable to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this area.
Pontarddulais Leasehold Conveyancing - A selection of Queries before Purchasing
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How is the lease structured? Can you inform me if there are any major works anticipated that will likely add a premium to the maintenance costs? Where a Pontarddulais lease has no more than 80 years it will have adverse implications on the value of the apartment. It is worth checking with your lender that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you would need to own the residence for a couple of years in order to be eligible to extend the lease.