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Recently asked questions about conveyancing in Caerphilly

This question may be naive but I am unseasoned as FTB of a ground floor flat in Caerphilly. Do I collect the keys to the property on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Caerphilly?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

I am the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Caerphilly. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the house in February. Do I have to wait 6 months to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Most mortgage companies would take a pragmatic view as this obligation is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.

At last I have had an offer on an apartment in Caerphilly agreed to, the sellers do however have a dependent purchase. The owners have offered on somewhere, however it’s not yet agreed to, and have viewings of other apartments booked. I have selected a high street conveyancing solicitor in Caerphilly. What do I do now? At what point do I apply for the mortgage with UBS?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Caerphilly conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the UBS approved list. Regarding the next steps this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a buoyant market many home buyers would apply for the mortgage with UBS and pay for the valuation and only if it was satisfactory would they request their solicitor to press on with searches.

How does conveyancing in Caerphilly differ for newly converted properties?

Most buyers of new build property in Caerphilly come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Caerphilly typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Caerphilly or who has acted in the same development.

What does commercial conveyancing in Caerphilly cover?

Caerphilly conveyancing for business premises incorporates a wide range of services, offered by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

Do you have any top tips for leasehold conveyancing in Caerphilly with the intention of expediting the sale process?

  • Much of the frustration in leasehold conveyancing in Caerphilly can be bypassed where you instruct lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers.
  • If you hold a share in a the Management Company, you should ensure that you have the original share document. Organising a duplicate share certificate can be a time consuming process and slows down many a Caerphilly home move. Where a new share certificate is needed, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. The majority of freeholders or managing agents in Caerphilly levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Caerphilly.

Leasehold Conveyancing in Caerphilly - Sample of Questions you should consider Prior to buying

    How long is the Lease? The best form of lease structure is a share of the freehold. In this situation the lessees benefit from control and although a managing agent is usually retained if it is bigger than a house conversion, the managing agent employed by the leaseholders. Can you inform me if there are any major works on the horizon that will likely add a premium to the service costs?

I am buying a garden flat in Caerphilly. Conveyancing lawyer is waiting for, from the vendor, building insurance paperwork. Earlier today I was advised that the owner needs to send the insurance paperwork for the flat above in addition. Why would my conveyancer want to see the insurance for the other flat? Is it strictly required? We have been in hold for the previous month…

It is not unheard of in leasehold conveyancing in Caerphilly to discover Conveyancing in Caerphilly in a minority of cases reveals that the lease requires the tenant's to insure their individual flats rather than the freeholder insuring the whole building - which is clearly better. Do contact your solicitor but it would appear that your lawyer is seeking to verify that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated due to lack of insurance.

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