I am acquiring a house without a mortgage in Ponthir. I have been living for the last Seventeen years in Ponthir. Conveyancing searches are a lot of money. As I know the area and road intimately must I have all the conveyancing searches?
In the absence of a home loan, then all but one or two of the Ponthir conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to do this. One thing to take into account; if you are likely to sell the house in the future, it could be of interest to your prospective buyer what the searches contain. There are plenty of instances where houses with no practical issues can still reveal adverse search results. A competent conveyancing solicitor in Ponthir should provide you some sensible advice here.
Why is leasehold purchase conveyancing in Ponthir costs more?
Ponthir leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Ponthir solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
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 Ponthir bank branch on numerous occasions and was advised it wasn't a problem and they will lend. My Ponthir conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the conveyancer is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 left on the lease.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being difficult. The Ponthir solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Is it simple use the search app to choose a conveyancing lawyer in Ponthir on the authorised to act for my lender?
First choose a lender such as Halifax, Coventry Building Society or Nottingham Building Society then type in your preferred area e.g. Ponthir. Conveyancing organisations in Ponthir and nationally should be identified.
I’m about to sell my basement flat in Ponthir. Conveyancing lawyers have not yet been instructed, but I have just received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as normal because all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Ponthir Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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This information is useful as a) areas could result in problems for the building as the communal areas may start to deteriorate where maintenance remain unpaid b) if the tenants have an issue with the managing agents you will wish to know about it Are any of leasehold owners in arrears of their service charge liability? Its a good idea to find out as much as you can about the company managing the block as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to daily issues like the cleanliness of the communal areas. You should not be shy to ask prospective neighbours whether they are happy with them. Finally, be sure you discover the dates that the service charges are due to the relevant party and specifically how they are spending that money.
My boyfriend is purchasing a shared ownership flat in Ponthir. He was given a quote by the lawyer recommended by the estate agents totaling £1245 . It was fifteen years ago I sold and purchased a house and it cost was £600. Have fees really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Ponthir searches, land registry fees, etc)