Do I need to attend the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Pencader so that I can pop in to their offices if necessary.

Nowadays conveyancing panel lawyers for banks conduct all of the work via the post, internet or over the phone. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. However you can see if you can still book an appointment to visit conveyancing lawyer if needed.

My aunt advised me that in buying a property in Pencader there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?

There are a number of properties in Pencader which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Pencader should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with UBS for my property in Pencader. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.

After what feels like an age I have had an offer on a maisonette in Pencader accepted, the vendors do however have a connected purchase. The vendors have put an offer on a flat, however it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Pencader. What do I do now? At what stage should I apply for the mortgage with Coventry BS?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Pencader conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Coventry BS approved list. Regarding the subsequent steps this very much depends on the specifics of your transaction, desire for the property and on the state of the market. In a rising market many purchasers would apply for the mortgage with Coventry BS and arrange for the valuation and only if it comes back ok would they pay their property lawyer to press on with the conveyancing in Pencader.

I acquired my flat on 16 March and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Pencader advises it will be recorded in less than a month. Are transfers in Pencader particularly slow to register?

There is nothing unique when it comes to conveyancing in Pencader registration formalities. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd parties. At present roughly 80% of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration is effected once the new owner is living at the premises thus an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

My husband and I are 17 days into a leasehold purchase having been referred to conveyancers by the high street agent to perform conveyancing in Pencader. I am am extremely disappointed with the quality of service. Can you help me find new solicitors?

They would need to be very poor to suggest replacing them. Has your loan offer been generated? If so you must make them aware of the new solicitor and ensure the loan are issued to the new lawyers. Your solicitor ideally should be on the mortgage company approved list to avoid supplemental costs and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Pencader

In relation to leasehold conveyancing in Pencader what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Pencader. Most leases are unique and drafting errors can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Skipton Building Society, and TSB all have very detailed requirements 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, obliging the purchaser to withdraw.

I acquired a 1st floor flat in Pencader, conveyancing having been completed September 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Pencader with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 2090

With just 66 years unexpired we estimate the price of your lease extension to be between £11,400 and £13,200 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.