My wife and I are close to exchanging contracts on the sale of our house in Glyn Ceiriog and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Glyn Ceiriog lawyer would know this is not the case. For the life of me I don't know why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Glyn Ceiriog. We have lived in Glyn Ceiriog for 4 years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm purchasing my first flat in Glyn Ceiriog benefiting from help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The house builders rep told me not disclose to my conveyancer about this deal as it may jeopardize my mortgage with Nottingham Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I'm refinancing my current property to a buy to let mortgage with Lloyds TSB Bank and I will use the rest of the raised equity as a deposit on another property. The neighborhood we are interested in is Glyn Ceiriog. Will your solicitors be able to act for the two banks and link together the transactions?
Do use our comparison tool on this page to check that the solicitors are on the relevant lender panels. Having checked that they are your lawyer should be able to connect the two conveyancing matters but you should talk with you lawyer and make clear your desired outcome and requirements.
Do you have any top tips for leasehold conveyancing in Glyn Ceiriog with the purpose of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Glyn Ceiriog can be bypassed if you get in touch lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ conveyancers. If you hold a share in a the Management Company, you should ensure that you hold the original share document. Organising a replacement share certificate is often a lengthy process and delays many a Glyn Ceiriog conveyancing transaction. If a reissued share certificate is necessary, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you laid down wooden flooring? Glyn Ceiriog leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Where you fail to have the consents in place you should not contact the landlord without checking with your lawyer in the first instance. A minority of Glyn Ceiriog leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. Many freeholders or managing agents in Glyn Ceiriog levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Glyn Ceiriog.
I purchased a 1 bedroom flat in Glyn Ceiriog, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Glyn Ceiriog with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2087
You have 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
Am in the process of buying my 1st property in Glyn Ceiriog. Conveyancing lawyer already appointed. The financial consultant pointed out that a survey is not necessary as the property is only 17 years old.
The bare minimum you need a Home Buyer's Report. As the residence is more than 10 years old the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could suffice. The report should highlight any obvious issues and recommend further investigation where relevant. Where there are any signs of material issues seek a comprehensive structural survey.