I am nearing an exchange on a house in Pantymwyn and my mum and dad have transferred the ten percent deposit to my property lawyer. I am now told that as the deposit has not arrived from me my solicitor needs to disclose this to my bank. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your conveyancer is legally required to check with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

We are looking to buy a house and require a conveyancing solicitor in Pantymwyn who is on the Yorkshire BS solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Pantymwyn.

I require quick conveyancing in Pantymwyn as I have pressure to complete inside one month. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to have searches conducted although no solicitor would recommend that you don't. With lots of history conveyancing in Pantymwyn the following are examples of issues that can crop up and therefore impact future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Pantymwyn is where the house is located. Can you offer any opinion?

Flying freeholds in Pantymwyn are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pantymwyn you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pantymwyn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am a negotiator for a reputable estate agent office in Pantymwyn where we see a few flat sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Pantymwyn conveyancing firms. Could you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in Pantymwyn - A selection of Queries before Purchasing

Make sure you investigate if there are any onerous prohibitions in the lease. For instance it is reasonably common in Pantymwyn leases that pets are not allowed in in a block in Pantymwyn. If you like the propertyin Pantymwyn but your dog can’t live with you then you will be presented with a difficult choice. How many years are left on the lease? The prefered form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this situation the tenants have control and even though a managing agent is often employed where the building is larger than a house conversion, the managing agent is directed by the tenants.