My husband and I are looking to buy a flat in Pantymwyn and are in fact using a Pantymwyn conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays have this evening contacted us to advise us that there is now an issue as our Pantymwyn lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Pantymwyn solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
A colleague suggested that where I am buying in Pantymwyn I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Pantymwyn conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Pantymwyn around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Pantymwyn Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Pantymwyn Education with plans and statistics, Local Amenities and other useful information regarding Pantymwyn.
I bought my house on 13 June and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Pantymwyn expressed confidence that it would be recorded in a couple of weeks. Are transfers in Pantymwyn uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Pantymwyn registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third parties. As of today approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected once the buyer has moved in to the property thus post completion formalities is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.
How do I locate a Pantymwyn law firm on the Birmingham Midshires conveyancing panel? I have wheels and am willing to travel upto 25miles to meet the solicitor.
Feel free to make use of the tool on this website. Please pick a lender and your location and you will see a number of Pantymwyn conveyancing lawyers locally. We have detailed some Pantymwyn conveyancing firms at the bottom of this page and you can contact them to verify if they are on the Birmingham Midshires approved list
I’m about to sell my 2 bed flat in Pantymwyn. Conveyancing is yet to be initiated, however I have just had a quarterly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as usual as all ground rent and service payments will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a basement flat in Pantymwyn, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable flats in Pantymwyn with a long lease are worth £216,000. The ground rent is £50 yearly. The lease expires on 21st October 2087
With 69 years left to run the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.