My fiancee and I are buying our first house. Our conveyancing practitioner has calledto check if we wish to purchase extra conveyancing searches. We are really unsure what's recommended for conveyancing in Pontarddulais
The type of Pontarddulais conveyancing searches should be dictated entirely on the premises, the location, the probability of any of these risks, your familiarity of the area and risks, your general appetite to risk. What is important is that you adequately appreciate what information each search could supply. You may then decide if you consider that you need that information. Where you are unsure, ask the solicitor to offer guidance.
We see that you have a search directory listing firms on the Leeds Building Society conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Pontarddulais?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pontarddulais.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Pontarddulais building society branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Pontarddulais conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the solicitor is on the mortgage company approved list, they must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Pontarddulais solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Pontarddulais is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my property are lost. The lawyers who dealt with the conveyancing in Pontarddulais 4 years ago no longer exist. What are my options?
Gone are the days when you need to hold title original deeds to establish that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Pontarddulais is where the house is located. Can you offer any assistance?
Flying freeholds in Pontarddulais are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontarddulais you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontarddulais may decide 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.
Completion is due on the disposal of our £400,000 flat in Pontarddulais next week. The freeholder has quoted £396 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Pontarddulais?
For most leasehold sales in Pontarddulais conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract enquiries
Where consent is required before sale in Pontarddulais
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Pontarddulais Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
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Does the lease have onerous restrictions? The answer will be important as a) areas may cause problems for the block as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have a dispute with the managing agents you will need to have full disclosure The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this arrangement the tenants benefit from being in charge if their destiny and even though a managing agent is often retained where it is larger than a house conversion, the managing agent is directed by the tenants.