I have given 8 weeks notice to my current landlord and have to leave my let out apartment in Torfaen by 22/7/2025. Conveyancing for my house purchase is progressing. Is it possible to complete in a couple of weeks as I wish to avoid having to move into short term accommodation?
It is unwise to provide notice for your lease unless your lawyer suggests that you should. If you have not previously done so, speak to your lawyer and request that they seek the assistance the sellers solicitors, try to get a realistic time scale from them that all parties will aim to achieve
I own a freehold property in Torfaen yet pay rent, why is this and what is this?
It is rare for properties in Torfaen and has limited impact for conveyancing in Torfaen but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
Will my lawyer be raising enquiries regarding flooding during the conveyancing in Torfaen.
Flooding is a growing risk for lawyers dealing with homes in Torfaen. There are those who buy a property in Torfaen, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that may be carried out by the buyer or by their conveyancers which will give them a better appreciation of the risks in Torfaen. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out if the premises has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser could issue a compensation claim as a result of such an incorrect response. The purchaser’s solicitors should also conduct an environmental report. This should indicate whether there is any known flood risk. If so, further inquiries should be conducted.
I have todayfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Torfaen for a purchase of a freehold house 12 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Torfaen conveyancing specialists.
I'm buying a new build house in Torfaen with a loan from Skipton Building Society. The developers refused to move on the price so I negotiated 6k of additionals instead. The property agent told me not to tell my conveyancer about this extras as it would impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I be worried if there is an issue with one of the searches for our conveyancing in Torfaen?
Ordinarily, the majority of issues revealed in Torfaen conveyancing search results can be addressed ahead of completion or title insurance could possibly be put in place. It is crucial to remember that even though you are purchasing the property and may be willing to live with the search results, your lender may not, and ultimately have the final decision.