This question may be naive but I am unseasoned as FTB of a garden flat in St Athan. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in St Athan?
On the day of completion you do not need to go to the conveyancers office in St Athan. Conveyancing lawyers for you will arrange to send 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 selling Agents and move into your new home. Usually this occurs early afternoon.
Can you point me to a directory of RBS panel solicitors in St Athan on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable online. Where you are in need of a St Athan solicitor on the RBS please make the most of our facility.
Is it the case that all St Athan solicitor practices on the TSB conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
It has been five months following my purchase conveyancing in St Athan completed. I have checked the Land Registry site which shows that I paid £150,000 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 asset 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.
How does conveyancing in St Athan differ for newly converted properties?
Most buyers of new build premises in St Athan approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because developers in St Athan tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Athan or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. St Athan is where the house is located. What do you suggest?
Flying freeholds in St Athan are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Athan you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Athan may ascertain 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 premises.
I need to instruct a conveyancing lawyer in St Athan for my remortgage. Is it possible to review a firm’s record with the profession’s regulator?
Anyone may review presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.
Can you provide any top tips for leasehold conveyancing in St Athan from the point of view of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in St Athan can be reduced where you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold documentation needed by the purchasers’ conveyancers. If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Arranging a replacement share certificate is often a lengthy formality and frustrates many a St Athan home move. Where a duplicate share is needed, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? St Athan leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such changes. Where you fail to have the consents to hand do not communicate with the landlord without checking with your solicitor in the first instance. You may think that you are aware of the number of years remaining on your lease but you should double-check via your lawyers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. A minority of St Athan leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.
St Athan Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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Be sure to find out if there are any onerous prohibitions in the lease. For example some leases prohibit pets being allowed in in a block in St Athan. If you love the flatin St Athan but your dog is not allowed to make the move with you then you have a very difficult choice. For many St Athan leaseholds the outlay for major works are not included within service charges, albeit that there some managing agents in St Athan ask leaseholders to pay into a reserve fund and this is used to offset against larger repairs or maintenance.