We are purchasing our first property. The property lawyer has calledto see if we would like to order supplemental conveyancing searches. Unfortunately we in the dark as to what's recommended for conveyancing in Pontarddulais
The extent of Pontarddulais conveyancing searches depends entirely on the property, the location, the possibility of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What is important is that you properly appreciate what information the searches could give you. You may then decide if you consider that you need that search. Where you are unsure, ask the lawyer to explain.
I am helping my aunt sell her property in Pontarddulais. Will the conveyancer order an EPC or it is for the seller to see to?
After the abolition of Home Packs, energy assessments became a required component of selling a house. An energy performance certificate should be to hand in advance of the property being marketed. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Pontarddulais conveyancing solicitor they might help arrange EPC’s due to their relationships with long established local assessors
This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Pontarddulais. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Pontarddulais?
On the day of completion you do not need to go to the conveyancers office in Pontarddulais. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
The formalities of my remortgage has taken place for my property in Pontarddulais. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My relative recommended that if I am purchasing in Pontarddulais I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Pontarddulais conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Pontarddulais around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Pontarddulais Education with plans and statistics, Local Amenities and other useful information regarding Pontarddulais.
Are there restrictive covenants that are commonly picked up during conveyancing in Pontarddulais?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Pontarddulais. 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…’
I am buying a new build house in Pontarddulais benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my conveyancer about this deal as it may put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a flat up to £195,000 and identified one round the corner in Pontarddulais I like with amenity areas and station nearby, however it's only got 49 years unexpired on the lease. There is not much else in Pontarddulais suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan that many years may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.