Our son is buying a newly built flat in Taffs Well with a home loan from RBS. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
If you had a top tip for choosing a conveyancing solicitor in Taffs Well what would it be?
We would encourage you not to go for the lowest Taffs Well conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We are purchasing a end of terrace house in Taffs Well. We would like to carry out a loft conversion at the property.Will the conveyancing process involve investigations to determine if these works are permitted?
Your solicitor will check the deeds as conveyancing in Taffs Well will occasionally identify restrictions in the title deeds which prevent certain works or necessitated the permission of a 3rd party. Many extensions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I recently had an offer accepted on a house in Taffs Well. My mortgage broker suggested a solicitor. I paid an on account payment of £225. Not long after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying a new build flat in Taffs Well. 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Taffs Well
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. 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.
Given that I am about to spend £400,000 on a house in Taffs Well I wish to talk to a solicitor regarding theconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your property ownership legalities in Taffs Well.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Taffs Well should be the figure that you end up paying.
As co-executor for the will of my grandfather I am selling a property in Swansea but reside in Taffs Well. My lawyer (based 235 miles awayneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Taffs Well to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Taffs Well
Are there common defects that you witness in leases for Taffs Well properties?
Leasehold conveyancing in Taffs Well is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are wrong. The following missing provisions could result in a defective lease:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain parts of the premises
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Coventry Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.
Taffs Well Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
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It is important to be aware if changing the roof or some other major work is coming up to be shared between the leaseholders and could well dramatically impact the level of the maintenance costs or necessitate a specific invoice. How long is the Lease? You should want to find out as much as possible about the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the common parts. Ask other people if they are happy with them. In conclusion, be sure you know the dates that the maintenance fees are due to the managing agents and precisely what you get for your money.