Can I use your services to find a Conveyancing solicitor in Llantwit Fardre even where I’m not purchasing or selling a house, for instance where I wish to acquire an office in Llantwit Fardre with a loan from Britannia?
Our comparison service is primarily utilised to get a quote from residential conveyancing solicitors in Llantwit Fardre but we have set out at the bottom of this page a selection of Llantwit Fardre commercial conveyancing firms. You will need to speak with the firm directly to see if they can also act for Britannia
I decided to have a survey done on a property in Llantwit Fardre ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend refuse to issue a mortgage on such a property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llantwit Fardre. Conveyancing will be smoother if you use a solicitor in Llantwit Fardre especially if they are acquainted with such properties in Llantwit Fardre.
In my capacity as executor for the will of my grandfather I am selling a property in Swansea but I am based in Llantwit Fardre. My lawyer (who is 300 miles awayrequires that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Llantwit Fardre who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Llantwit Fardre
Last March I purchased a leasehold house in Llantwit Fardre. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Llantwit Fardre - Examples of Questions you should consider Prior to buying
How much is the ground rent and service charge? You should be aware that where the lease has fewer than eighty years it will have adverse implications on the value of the property. Check with your mortgage company that they are content with remaining years on the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and it is worth discovering how much this will be. Remember, in most cases you would be required to have been the owner of the premises for 24 months in order to be entitled to carry out a lease extension. How is the lease structured?
Our lawyer in Llantwit Fardre has discovered a a legal deficiency with the lease for the property we are purchasing in Llantwit Fardre. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that as he is on the mortgage company conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . 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.