I am downsizing from our house in Pontarddulais and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Pontarddulais lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Pontarddulais. We have lived in Pontarddulais for six years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who did the conveyancing in Pontarddulais 4 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be held by HMLR under a Title Number. It is easy to execute a search at the Land Registry, identify your property and order current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I'm buying my first flat in Pontarddulais with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my lawyer about this deal as it could affect my mortgage with Coventry Building Society. 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.
How do I use the search app to choose a conveyancing solicitor in Pontarddulais on the panel for my mortgage?
Step one is to choose a mortgage company such as Accord Mortgages Ltd, Chelsea Building Society or Bank of Ireland then type in your preferred area for instance Pontarddulais. Conveyancing organisations in Pontarddulais and nationally should be identified.
I work for a busy estate agent office in Pontarddulais where we have experienced a few flat sales derailed due to short leases. I have been given conflicting advice from local Pontarddulais conveyancing solicitors. Could you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser 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 prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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.
Pontarddulais Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
If a Pontarddulais lease has less than eighty years it will have adverse implications on the marketability of the flat. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will probably require a lease extension at some point and it is worth discovering what this will be. For most Pontarddulaislease extensions you would be required to have owned the property for a couple of years before you are entitled to extend the lease. Is the freehold reversion owned collectively by the tenants? How long is the Lease?