I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Ponthir by the end of next month. Conveyancing on my purchase is underway. Can I complete in six weeks as don't want to have to move into short term accommodation?
It is unwise to give notice on a rental until you have exchanged. Assuming that you have not already done so, speak to your lawyer and ask them to they chase the sellers side, try to an agreed time frame that everyone will aim to achieve
Can your site be used to find a Conveyancing solicitor in Ponthir even where I’m not buying or selling a house, for instance if I wish to acquire a shop in Ponthir with a mortgage from Skipton Building Society?
The service is mainly used to get a quote from residential conveyancing solicitors in Ponthir but we have set out towards the bottom of this page a selection of Ponthir commercial conveyancing firms. You should make contact with the solicitors directly to see if they can also act for Skipton Building Society
I am being advised by my lawyer that defective lease insurance is necessary on my purchase. What is the level of cover for Ponthir conveyancing?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
I'm the single beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Ponthir. The Ponthir property was put into my name in June. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in June. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some lenders would take a pragmatic view as this obligation is chiefly there to pick up on subsales or the quick reselling of properties.
I have instructed a Ponthir property lawyer having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ponthir postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Ponthir.
A colleague recommended that where I am purchasing in Ponthir I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Ponthir conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Ponthir around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ponthir Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Ponthir Education with maps and statistics, Local Amenities and other useful information about Ponthir.
Do I need to be concerned by brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a High Street Ponthir conveyancing company?
As is the case with many professional services, often input from family and friends can be extremely useful or valuable. Yet there are many parties with a vested interest in a conveyancing deal; estate agents, financial adviser and banks might all suggest lawyers to use. Sometimes the solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are at liberty to choose your own conveyancer. Don't forget that most banks specify a panel list of law firms you are obliged to use for the mortgage related work in your conveyancing.
Having had my offer accepted I require leasehold conveyancing in Ponthir. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Ponthir - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a studio flat in Ponthir, conveyancing having been completed in 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Ponthir with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2093
With only 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.