My Solicitor in Treforest is not on the Barnsley Building Society Approved Panel. Is it possible for me to retain my family solicitor even though they are not on the Barnsley Building Society panel?
Your options are as follows:
- Carry on with your preferred Treforest lawyers but Barnsley Building Society will need to retain a solicitor on their panel. This will result in additional total legal charges and cause delays.
- Choose a new practitioner to to deal with the purchase, remembering to check they are on the Barnsley Building Society panel
I am buying a property in Treforest. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
Given that your lender is Co-operative your lawyer must check the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Treforest.
I have decided to exercise my right to buy my property in Treforest off the council. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I can not fathom if my bank requires a lease extension. I have called into my local Treforest building society branch on various occasions and was informed it wasn't a problem and they would lend. My Treforest conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. Who do I believe?
Provided that the conveyancing practitioner is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should our lawyer be raising questions regarding flooding during the conveyancing in Treforest.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Treforest. There are those who purchase a house in Treforest, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Treforest. The standard information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a buyer could commence a legal claim for losses as a result of such an misleading reply. A buyer’s conveyancers will also carry out an enviro search. This should higlight if there is a recorded flood risk. If so, additional investigations will need to be made.
Me and my brother own a 4 bedroom Edwardian property in Treforest. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Treforest and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing practitioner who conducted the work.
What does commercial conveyancing in Treforest cover?
Non domestic conveyancing in Treforest incorporates a broad range of advice, offered by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
My wife and I purchased a leasehold house in Treforest. Conveyancing and Birmingham Midshires mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Treforest who previously acted has long since retired. Any advice?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Treforest conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Treforest Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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What is the yearly maintenance fee and ground rent? In the main the cost for major works tend not to be wrapped into the service charges, although a few managing agents in Treforest ask leasehold owners to pay into a reserve fund created for the specific intention of establishing a fund for larger works. If a Treforest lease has fewer than eighty years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are willing to to proceed given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you would need to own the residence for two years in order to be eligible to extend the lease.