My Henllan solicitor has identified a difference when comparing the information in the home valuation survey and what is in the legal papers for the property. My lawyer has advised that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am buying a property in Henllan. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with UBS your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to UBS where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Henllan.
We were going to get a OIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Henllan solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Henllan solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I recently had an offer accepted on an apartment in Henllan. My financial adviser suggested a property lawyer. I paid an upfront payment of £200. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should commercial conveyancing searches disclose planned roadworks that may affect a commercial site in Henllan?
Many commercial conveyancing solicitors in Henllan will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Henllan. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Henllan.
For each commercial conveyancing transaction in Henllan it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Henllan commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Henllan.
My partner has recommend that I instruct his conveyancing solicitors in Henllan. Should I find my own solicitor?
No doubt the ideal way to find a conveyancing lawyer is to seek referrals from friends or relatives who have previously instructed the solicitor you're are thinking of instructing.
I am looking at a two flats in Henllan both have about fifty years unexpired on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold flat in Henllan is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the salability of the property. The majority of buyers and mortgage companies, leases with less than 75 years become less and less attractive. On a more upbeat 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 residence 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 Henllan 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. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. 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.
Henllan Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
It is important to be aware whether redecorating or some other major work is anticipated that will be shared amongst the leasehold owners and may well materially impact the level of the service fees or require a specific payment. Is anyone aware of any major works in the near future that could add a premium to the service charges?