I am due to exchange buying a property in St Davids but as a result of damage from some water damage at the property I have managed to agree compensation from the vendor of £2k in the form of a deduction in the price. This was going to be dealt with as part of a side agreement however UBS are not allowing this. Should they have been involved?
The conveyancer that is on a UBS conveyancing panel is duty bound to advise UBS of any changes to the sale price. If you were to refuse your lawyer to disclose the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in St Davids.
Completed the sale of my flat in St Davids last February yet the purchaser is texting every few hours to say her lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?
Following your house sale your solicitor should send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer should also evidence that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion steps specific conveyancing in St Davids.
I am considering refinancing my flat in St Davids, does my lawyer need to be on the Principality Conveyancing panel?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am downsizing from our house in St Davids and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in St Davids. We have lived in St Davids for three years we know that this is a non issue. Should we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in St Davids. Conveyancing is a frightening process 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 legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in St Davids
-
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I have recently realised that I have 62 years left on my flat in St Davids. I now want to get lease extension but my landlord is missing. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to find the landlord. In some cases an enquiry agent should be helpful to conduct investigations and to produce a report to be used as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court overseeing St Davids.
St Davids Leasehold Conveyancing - Sample of Queries Prior to buying
-
In the main the outlay for major works are not incorporated into the service charges, albeit that there some managing agents in St Davids ask leasehold owners to pay into a reserve fund and this is used to offset against major repairs or maintenance. How many of the leaseholders are in arrears for their maintenance charge payments? Who are the managing agents?