My father informed me that in purchasing a property in Abertridwr there could be a number of restrictions prohibiting external changes to the property. Is this right?

We are aware of anumerous of properties in Abertridwr which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Abertridwr should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I had a mortgage agreed in principle with Coventry BS. Abertridwr conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Coventry BS?

Some lenders take longer than others. Have Coventry BS completed the valuation? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I can not work out if my mortgage offer requires a lease extension. I have called my Abertridwr building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Abertridwr conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?

The conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

What will a local search tell me regarding the property my wife and I buying in Abertridwr?

Abertridwr conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays a central role in most Abertridwr conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I am purchasing a new build house in Abertridwr benefiting from help to buy. The developers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it may adversely affect my mortgage with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.

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.

My husband and I are 14 days into a residential purchase having been recommend to a firm by the local agent to perform conveyancing in Abertridwr. I am not happy. Could you you assist me in finding new conveyancers?

They would have to be very bad to suggest replacing them. Has your mortgage offer been sent? If so you need to make them aware of the new solicitor and get the loan are re-sent. Your new conveyancer needs to be on the banks panel to avoid escalating charges and delays. So that should be your first question of the new solicitors. Our search tool will help you find a lender approved lawyer for your conveyancing in Abertridwr

Last December I purchased a leasehold flat in Abertridwr. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a 1 bedroom flat in Abertridwr, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Abertridwr with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2089

With just 65 years remaining on your lease we estimate the price of your lease extension to be between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.