We had appointed conveyancers based in Tonypandy on the Bank of Ireland solicitor panel. They have just billed me an additional amount for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. The fee is not set by Bank of Ireland but by your Tonypandy lawyer. Numerous firms on the Bank of Ireland panel will charge an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I am purchasing a property in Tonypandy. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As you are obtaining a mortgage with Santander your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease does not meet these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Tonypandy.
I have paid off my mortgage with RBS. I assume I don't need a Tonypandy conveyancer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up as part of conveyancing in Tonypandy?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Tonypandy. 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…’
I am looking for a ground for flat up to £305k and identified one close by in Tonypandy I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Tonypandy in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
In my capacity as executor for the will of my father I am selling a property in Swansea but reside in Tonypandy. My lawyer (who is 250 kilometers awayhas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Tonypandy who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Tonypandy
Planning to exchange soon on a ground floor flat in Tonypandy. Conveyancing lawyers inform me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Tonypandy should include some of the following:
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What the implications are if you breach a clause of your lease? Details of the parties to the lease, e.g. these could be the leaseholder, superior lessor, landlord Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? You should be sent a copy of the lease
Tonypandy Leasehold Conveyancing - Examples of Questions you should ask before buying
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What is the length of the lease? How many of the leaseholders are in arrears for their service charge payments? The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders have being in charge if their destiny and even though a managing agent is frequently retained where it is bigger than a house conversion, the managing agent retained by the leaseholders.
I am seeking to purchase a repossessed flat in Tonypandy and the bank selling demand completion within 28 days. Do lawyers meet that timeframe? Am I best advised to select a local Tonypandy firm or an online conveyancer that professes to offer speedy conveyancing?
Attend your Tonypandy shopping parade. Pop in to a couple of solicitor’s offices and ask to talk to a conveyancing solicitor for an estimate. Explain your requirements and get a commitment on deadlines. Appoint the firm that seems most trustworthy. You need to choose a property lawyer on the list of conveyancing practitioners approved by your mortgage company.