We are a couple about to exchange contracts for a freehold house in Pontyclun. We have hit a stumbling block. The loan offer with Barclays runs out on 3/11/2025 but the sellers are putting forward a completion date of 5/11/2025. Can one extend the mortgage expiry date?
The person best placed to address this issue is your lawyer who will assess whether he or she is better off negotiating with the lender, seller’s lawyers, property agents or indeed all three based on the history of your transaction as of today.
I had intended to instruct a property lawyer in Pontyclun for our house purchase. Our broker informed us that our mortgage company Alliance & Leicester won't deal with them. Why is this not regarded as unfair competition?
A lender may direct that a panel conveyancer act for it. You would be expected to meet the charges for this. Please make use of our directory service to choose a solicitor to conduct conveyancing in Pontyclun on the Alliance & Leicester approved list of solicitors.
We are buying a 3 bedroom semi in Pontyclun. The intention is to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these alterations are prohibited?
Your solicitor should check the deeds as conveyancing in Pontyclun will occasionally reveal restrictions in the title documents which restrict categories of works or necessitated the permission of a 3rd party. Certain additions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I happen to be the sole recipient of my late father’s will with all property in now in my sole name, including the house in Pontyclun. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership will be considered the same way as if I'd bought the house in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some banks would take a pragmatic view as this requirement is primarily there to identify subsales or the flipping of property.
Is there a list of Skipton panel conveyancers in Pontyclun on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible on the web. Where you are seeking to appoint a Pontyclun lawyer on the Skipton please use our facility.
It has been 2 months following my purchase conveyancing in Pontyclun took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Pontyclun. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pontyclun
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There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Please supply a car parking plan.
What are your top tips when it comes to choosing a Pontyclun conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Pontyclun conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Pontyclun conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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How familiar is the firm with lease extension legislation? What are the legal fees for lease extension work?
I purchased a 1st floor flat in Pontyclun, conveyancing formalities finalised 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Pontyclun with over 90 years remaining are worth £260,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2099
You have 74 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.