We are acquiring a newly constructed duplex in Tongwynlais and my conveyancer is informing me that she has to the lender to reveal incentives from the developer. I am under pressure to sign contracts and I have no desire to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are intent on selling our property in Tongwynlais and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Tongwynlais conveyancer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in Tongwynlais. Having lived in Tongwynlais for many years we know that this is a non issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to 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 life insurance to cover that same illness)
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Tongwynlais is the location of the property. Can you offer any guidance?
Flying freeholds in Tongwynlais are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tongwynlais you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tongwynlais 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.
Is it simple use your search facility to find a conveyancing solicitor in Tongwynlais on the approved list for my lender?
Step one is to select a mortgage company such as Accord Mortgages Ltd, Coventry Building Society or Alliance & Leicester then specify your location a common one being Tongwynlais. Conveyancing firms in Tongwynlais and beyond should be listed.
I’m about to sell my 2 bed apartment in Tongwynlais. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly service charge invoice – what should I do?
It best that you discharge the invoice as you normally would because all rents and service payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Tongwynlais - Sample of Queries Prior to buying
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This question is helpful as a) areas could cause problems for the block as the communal areas may start to deteriorate where services remain unpaid b) if the leasehold owners have a dispute with the running of the building you will want to have all the details You should be aware that where the lease has no more than eighty years it will affect the marketability of the flat. Check with your bank that they are happy with residual term of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth discovering what this would cost. For most Tongwynlaislease extensions you will be required to have owned the premises for 24 months in order to be legally able to extend the lease.
I am considering choosing an online lawyer rather than a Tongwynlais conveyancing practice. Should I ‘stay local’?
Advantages do exist in being able to pop in to a local Tongwynlais conveyancing solicitor for example
- signing documents on short notice
- having face-to-face explanations of issues that you need help with
- the ability to raise concerns if matters go pear-shaped
When comparing estimates, look out for hidden extras. Most decent Tongwynlais high street solicitors give an all-inclusive price. Often online agents seem to offer cheap prices, yet have hidden 'extras' in the small print.