Do all mortgage companies provide you with an approved list of Crynant conveyancing solicitors? How do you know who is on the Nationwide conveyancing panel?
Crynant conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
A friend advised me that in purchasing a property in Crynant there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Crynant which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Crynant should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm in the process of looking at flats in Crynant and I am about to put in an offer. Should I already have a property lawyer in place at this point? I intend to finance via a mortgage with UBS.
It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I have instructed a Crynant conveyancing practitioner having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Crynant postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Crynant.
The estate agent has sent us the confirmation of our purchase of a new build flat in Crynant. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Crynant
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I opted to have a survey done on a property in Crynant ahead of appointing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may refuse to issue a loan on such a home.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Crynant. Conveyancing may be slightly more expensive based on your lender's requirements.
I am looking at a couple of apartments in Crynant which have in the region of forty five years unexpired on the lease term. Will this present a problem?
There are plenty of short leases in Crynant. The lease is a right to use the property for a period of time. As a lease gets shorter the marketability of the lease reduces and it becomes more costly to extend the lease. This is why it is often a good idea to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you get professional help from a conveyancer and surveyor with experience in this field.
Crynant Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
If a Crynant lease has fewer than 80 years it will have adverse implications on the value of the property. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will most likely need a lease extension sooner rather than later and it is worth finding out how much this will be. For most Crynantlease extensions you would be required to have been the owner of the premises for a couple of years before you are eligible to extend the lease. What is the length of the lease? Best to be warned whether fixing the lift or some other major work is due in the near future to be shared by the leasehold owners and will materially increase the the service fees or require a one off payment.