I have given 8 weeks notice to my existing landlord and have to vacate my rented property in Bridgend by 5/4/2018. Conveyancing on my purchase is progressing. Is it possible to complete in 5 weeks as don't want to have to find short term accommodation?
It is unwise to serve notice for your tenancy until your lawyer suggests that you should. If you have not previously done so, contact to your solicitor and ask them to they chase the owners lawyers, try to an acceptable time-line that all parties will look to achieve
Completed the sale of my flat in Bridgend last August but our buyer keeps e-mailing every few hours to moan that her solicitor needs to hear from mine. What should have happened following completion?
Following your disposal your lawyer should send the transfer documentation and all additional paperwork to the purchaser's solicitors. Where appropriate, your conveyancer should also confirm that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion steps unique to conveyancing in Bridgend.
It is unclear whether my lender requires a lease extension. I have telephoned my Bridgend building society branch on numerous occasions and was told they are content with the situation and they will lend. My Bridgend conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook section two 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Bridgend solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Bridgend solicitor having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bridgend surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Bridgend and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, giving them the right to make a request to court for a renewal lease and remain in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Bridgend
I purchased a house in Bridgend last 9/1/2017 and to date it is still not recorded with HM Land Registry. It was part of a development site and my property lawyer told me that it may take over a year to complete the registration formalities. I have called the Land Registry directly and they have informed me the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
Call your lawyer - Where you are unsatisfied with the responses, look up their firm’s complaints protocol and amplify your problem to a Partner. Registrations for Bridgend conveyancing are not known to be especially complex.