A friend recommended that if I am purchasing in Maesteg I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Maesteg conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Maesteg around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Maesteg Education with plans and statistics, Local Amenities and other useful information concerning Maesteg.

Just acquired a semi-detached house in Maesteg , how long should it take for the Land Registry to record the transfer to my name? My Maesteg conveyancing solicitor has been very slow, so I want to be certain the post completion formalities are dealt with.

There is nothing unique when it comes to conveyancing in Maesteg registration formalities. Rather than based on location, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any third parties. At present approximately three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Registration is effected once the purchaser has moved in to the property therefore an expedited registration is not always primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.

Just had an offer accepted on a new build apartment in Maesteg. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Maesteg

Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I need to find a conveyancing solicitor for remortgage conveyancing in Maesteg. I have land on a web site which seems to have the ideal solution If it is possible to get all this stuff done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What makes a Maesteg lease unmortgageable?

Leasehold conveyancing in Maesteg is not unique. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Norwich and Peterborough Building Society, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.

Maesteg Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

In the main the outlay for major works tend not to be built into the service charges, albeit that some managing agents in Maesteg require tenants to contribute towards a sinking fund and this is used to offset against major works. What is the name of the managing agents? How many of the leaseholders are in arrears for their service charge payments?