Me and my partner are due to complete on the purchase of a house in Machen but as a consequence of damage from a small fire at the property I have was able negotiate reparation from the vendor in the sum of three thousand pounds by way of a reduction in the price. This was going to be addressed as part of a side agreement however Bank of Ireland are not allowing this. Should they have been approached?

Your solicitor being on a Bank of Ireland approved list is obliged to inform Bank of Ireland of any amendments to the sale price. If you prohibit your solicitor to disclose the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in Machen.

My wife and I have organised a further advance on our home loan from Nationwide as we wish to conduct a loft conversion to our home in Machen. Do we need to choose a bricks and mortar Machen solicitor on the Nationwide conveyancing panel to deal with the legals?

Nationwide would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.

Two weeks ago we had a mortgage agreed in principle with Nationwide. Machen conveyancing solicitors have been selected. How long does it take for Nationwide to send the offer to the solicitor?

Some lenders take longer than others. Have Nationwide completed the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am expecting a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Machen solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Machen solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I need some fast conveyancing in Machen as I am under an ultimatum to complete in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Machen the following are examples of issues that can crop up and adversely affect future mortgageability: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Machen and how can your lawyers assist?

The particular law that you refer to affords protection to business tenants, granting the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Machen is one of the numerous areas of the UK in which the firms we work with have offices

All being well we will complete the disposal of our £125,000 maisonette in Machen in seven days. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Machen?

Machen conveyancing on leasehold flats normally involves administration charges raised by managing agents :

Completing conveyancing due diligence questions Where consent is required before sale in Machen Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Machen leasehold property is £350. For Machen conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

Machen Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

Make sure you enquire if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being allowed in certain buildings in Machen. If you love the apartmentin Machen but your dog is not allowed to live with you then you will be presented with a difficult determination. It would be prudent to find out as much as you can concerning the company managing the block as they will either make life much simpler or much more difficult. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical issues such as the tidiness of the common parts. Enquire of prospective neighbours whether they are happy with their service. In conclusion, find out the dates that you are obliged pay the service charge to the appropriate party and specifically how they are spending that money. The best form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this scenario the leaseholders enjoy control and even though a managing agent is often retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.