I am acquiring a property mortgage free in Merthyr Tydfil. I have resided for the previous 20 years in Merthyr Tydfil. Conveyancing searches are expensive. As I know the area and road intimately must I have all the conveyancing searches?
If you not getting a home loan, then almost all of the Merthyr Tydfil conveyancing searches are non-obligatory. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of advice. One thing to bear in mind; if you are intend to sell the house in the future, it may be of relevance to your prospective purchaser what the searches contain. There are plenty of instances where houses with apparent issues can still reveal detrimental search results. A competent conveyancing solicitor in Merthyr Tydfil will be able to give you some helpful guidance here.
we are a couple who are hoping to buy a newly converted flat in Merthyr Tydfil with a loan from Nottingham Building Society.We would like to retain our Merthyr Tydfil conveyancing lawyer but Nottingham Building Society advised that his firm is not on their approved list of member firms. It seems we have no choice but to instruct a Nottingham Building Society panel firm or retain our local solicitor and pay for a Nottingham Building Society panel lawyer to act for them. This seems very unfair; Can we not simply insist that Nottingham Building Society use our lawyer?
No, not really. The home loan offered to you is subject to its terms and conditions, one of which will be that solicitors will be on the Nottingham Building Society approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Nottingham Building Society
I am buying my first flat in Merthyr Tydfil with a mortgage from Clydesdale. The sellers would not move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my conveyancer about the deal as it could adversely affect my mortgage with Clydesdale. 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.
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Merthyr Tydfil and how can you help?
The particular law that you refer to affords security of tenure to commercial tenants, granting the a statutory right to make a request to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Merthyr Tydfil
I am looking at a two maisonettes in Merthyr Tydfil which have about forty five years unexpired on the leases. Will this present a problem?
There are plenty of short leases in Merthyr Tydfil. The lease is a right to use the premises for a period of time. As the lease shortens the marketability of the lease reduces and it becomes more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this arena.
I inherited a garden flat in Merthyr Tydfil, conveyancing was carried out in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Merthyr Tydfil with over 90 years remaining are worth £176,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2098
With just 80 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.