I am buying a property without a mortgage in Maesteg. I have been residing for the previous twelve years in Maesteg. Conveyancing searches are expensive. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Maesteg conveyancing searches are non-obligatory. Your solicitor will ’encourage you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do consider; if you are going to dispose of the house in the future, it may be of importance to your prospective purchaser what the searches contain. There are plenty of instances where premises with apparent issues can still throw up unpredicted search results. A competent conveyancing solicitor in Maesteg will provide you some sensible advice in this regard.
We are purchasing a victorian detached house in Maesteg. The intention is to convert the garage to an office at the property.Will the conveyancing process include investigations to determine if these works are permitted?
Your property lawyer should check the registered title as conveyancing in Maesteg will sometimes identify restrictions in the title deeds which prevent categories of works or need the permission of another owner. Many works need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
When it comes to mortgage companies such as Aldermore, do Maesteg property lawyers face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I had a mortgage agreed in principle with Coventry BS. Maesteg conveyancing practitioners were instructed. How long does it take for Coventry BS to forward the offer to the conveyancer?
Some lenders take longer than others. Have Coventry BS done the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who did the conveyancing in Maesteg 5 years ago are no longer around. What are my options?
These day there are copies made of almost everything, and your conveyancer should know precisely where to look for all the relevant paperwork so you may buy or dispose of your property without any difficulty. If duplicates are not available, your conveyancer may be able to put in place insurance or indemnities protecting you against possible claims on the property.
I am looking for a ground for flat up to £195,000 and found one round the corner in Maesteg I like with a park and transport links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Maesteg suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I would like to rent out my leasehold apartment in Maesteg. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
The lease governs the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Maesteg do not contain subletting altogether – such a provision would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I own a 1 bedroom flat in Maesteg, conveyancing was carried out in 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Maesteg with over 90 years remaining are worth £180,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2078
With just 58 years left to run we estimate the price of your lease extension to range between £22,800 and £26,400 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.