I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Penyffordd. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/7/2024, the requirements read as follows :
I am helping my sister sell her flat in Penyffordd. Does the conveyancer commission an energy performance certificate or it is for the owner to coordinate?
After the demise of Home Information Packs, EPC’s became a mandatory part of selling a house. An EPC needs to be to hand before the property is put on the market. This is not as aspect of the sale process that lawyers ordinarily organise. Where you are using a Penyffordd conveyancing solicitor they might be willing to arrange EPC’s given their relationships with reputable local providers
My father pointed out to me me that in buying a property in Penyffordd there could be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Penyffordd which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Penyffordd should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer agreed on an apartment in Penyffordd. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. Shortly after, the solicitor contacted me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Penyffordd is where the house is located. Can you offer any advice?
Flying freeholds in Penyffordd are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penyffordd you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penyffordd may determine 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 property.
Given that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Penyffordd I wish to have a conversation with the lawyer concerning thehouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your property ownership legalities in Penyffordd.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Penyffordd should be the amount on the final invoice that you end up paying.
New build sellers have recommended to me a solicitor and I've received a quote from them. It's almost £300 cheaper than my own Penyffordd property lawyer. What's the catch?
Developers frequently have panels of solicitors who are quick and who know the seller’s contract and conveyancing practitioner. As many developers offer an inducement to use their approved lawyer for this reason, any increased cost can be avoided and a builder won't suggest a conveyancing warehouse and run the risk of having the transaction delayed when they want exchange in 28 days. The argument for not opting for the recommended solicitor is that they may prove reluctant to fight for your interests at the risk of upsetting the sellers. If you worry that this may be the situation you should keep with your local Penyffordd conveyancer.