How up to date is your database of St Fagans solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
St Fagans conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Are there restrictive covenants that are commonly identified as part of conveyancing in St Fagans?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in St Fagans. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build apartment in St Fagans. Conveyancing is daunting 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.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in St Fagans
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I decided to have a survey completed on a property in St Fagans ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some banks may not grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Fagans. Conveyancing will be smoother if you use a solicitor in St Fagans especially if they are accustomed to such properties in St Fagans.
We're new to the buying process - agreed a price, but the estate agent told us that the owners will only proceed if we instruct their chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in St Fagans
It is improbable the sellers are driving this. Should the vendor desire ‘a quick sale', alienating a serious purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred St Fagans conveyancing solicitors - as opposed tothose that will provide their negotiator at the agency a kickback or hit his conveyancing thresholds pre-set by HQ.
I've recently bought a leasehold property in St Fagans. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
St Fagans Leasehold Conveyancing - Sample of Questions you should consider before buying
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Who is in charge of the building? The prefered form of lease arrangement is a share of the freehold. In this arrangement the leaseholders have being in charge if their destiny and even though a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. It would be sensible to investigate if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in St Fagans. If you love the flatin St Fagans yet your cat can’t move with you then you will be presented with a difficult determination.