What is the first thing I need to know about purchase conveyancing in Miskin?
Not many law firms or advisers will tell you this but conveyancing in Miskin and elsewhere in Abercynon is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the legal transfer of property. E.g., the seller, property agent and on occasion the bank. Appointing a solicitor for your conveyancing in Miskin an important selection as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to look after your best interests and to keep you safe.
Every so often a potential adversary will attempt to persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by claiming that your conveyancer is slow. Or your financial adviser may tell you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Miskin?
Its becoming the norm that commercial conveyancing solicitors in Miskin will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Miskin. The report provides definitive data 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 Miskin.
For every commercial conveyancing transaction in Miskin it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Miskin commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Miskin.
My wife and I own a renovated Georgian house in Miskin. Conveyancing lawyer represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Miskin and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.
I'm purchasing my first flat in Miskin with a loan from Yorkshire Building Society. The builders refused to budge the price so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my conveyancer about this extras as it may jeopardize my loan with the bank. Is this normal?.
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.
I've recently bought a leasehold property in Miskin. Do I have any liability for service charges for periods before completion of my purchase?
In a situation 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. It is an essential part 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).
I invested in buying a basement flat in Miskin, conveyancing having been completed 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Miskin with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2091
With only 72 years left to run the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.