lenderpanel

Find a Brecon Beacons Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Brecon Beacons? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Brecon Beacons transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Brecon Beacons conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Brecon Beacons

The vendors of the house we are purchasing hired a conveyancing firm in Brecon Beacons who has insisted on a preliminary contract with a non-refundable deposit 6,000. Are such agreements appropriate for Brecon Beacons conveyancing transactions?

There are a couple of primary concerns with signing a lock out contract (also known as a no-shop agreement) is that it takes away the focus from moving forward with the conveyancing process, so in the absence of it needing minimal or no negotiation then it could turn out to be unhelpful. It is not promoted amongst Brecon Beacons conveyancing solicitors as a result. A further issue is the extent of the remedies available - an aggrieved buyer is not likely to obtain injunctive relief to bar the seller selling to a third party, so the only remedy available under the agreement will be the reimbursement of abortive costs and, in limited scenarios, the extra payment of penalties.

I am due to move property in May. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Brecon Beacons. Conveyancing firm was found prior to coming across this website.

On the day of completion you will need to pick up the house keys from your property agent but this should only be done after the previous owners lawyers confirm to the agent that the monies to complete are in and the keys can be given over. After that you should inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a conveyancing in Brecon Beacons or a firm that specialises in conveyancing in Brecon Beacons.

I have decided to exercise my right to buy my property in Brecon Beacons off the council. I have a mortgage offer with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Brecon Beacons building society branch on numerous occasions and was advised it wasn't an issue and they would lend. My Brecon Beacons conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the lawyer is on the mortgage company panel, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 left on the lease.

A relative suggested that where I am purchasing in Brecon Beacons I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard Brecon Beacons conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Brecon Beacons 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 Property Price, Crime details, Brecon Beacons Education with maps and statistics, Local Amenities and other useful information concerning Brecon Beacons.

Do I need to be concerned that 3rd parties that I am dealing with are suggesting an online conveyancing firm as opposed to a local Brecon Beacons conveyancing company?

As with lots of service providers, often suggestions from family and friends can be worth their weight in gold. Yet there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward conveyancers to appoint. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the discretion to select your preferred lawyer. Don't forget that many mortgage providers specify a panel list of conveyancers you must use for the mortgage aspect of your home move.

I am looking at a couple of flats in Brecon Beacons which have about forty five years remaining on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in Brecon Beacons is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. The majority of buyers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Brecon Beacons conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Brecon Beacons Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing

    Does the lease contain onerous restrictions? The majority of Brecon Beacons leasehold properties will be liable to pay a service bill for maintenance of the block invoiced by the management company. Should you buy the apartment you will have to pay this contribution, normally periodically accross the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a large amount, say approximately £25-£75 but you should to check as sometimes it can be prohibitively expensive. Are any of leasehold owners in arrears of their service charge liability?

Last updated

Neighbouring Locations

Llangammarch Wells
Brecon
Brecon Beacons

Find out more about how flying freehold can affect your the value of a property.