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Recently asked questions about conveyancing in Pontarddulais

My father pointed out to me me that in buying a property in Pontarddulais there could be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?

There are anumerous of properties in Pontarddulais which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Pontarddulais should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to move property in October. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Pontarddulais. Conveyancing lawyer was found prior to coming across your page.

On the afternoon of completion you can pick up the keys from the selling agent but this should only occur when the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a residential property solicitor in Pontarddulais or a firm with expertise in conveyancing in Pontarddulais.

My wife and I purchasing a 3 bedroom semi in Pontarddulais. The intention is to an extension at the rear at the property.Will the conveyancing process include enquiries to see if these works are permitted?

Your solicitor will review the deeds as conveyancing in Pontarddulais can sometimes reveal restrictions in the title deeds which prohibit categories of works or require the consent of another owner. Certain works require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Pontarddulais?

Its becoming the norm that commercial conveyancing solicitors in Pontarddulais will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Pontarddulais. The report sets out 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 Pontarddulais.

For every commercial conveyancing transaction in Pontarddulais it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Pontarddulais commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Pontarddulais.

Are there restrictive covenants that are commonly identified as part of conveyancing in Pontarddulais?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Pontarddulais. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing my first flat in Pontarddulais with a loan from Britannia. The sellers would not move on the amount so I negotiated 6k of additionals instead. The house builders rep told me not inform my solicitor about this side-deal as it could affect my mortgage with Britannia. 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.

Looking forward to sign contracts shortly on a basement flat in Pontarddulais. Conveyancing lawyers inform me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Pontarddulais should include some of the following:

    Advice as to the provision as set out in the lease to pay service charges - in relation to the building, and the more general rights a lessee enjoys What you can do if another tenant in the building breaches a clause of their lease? Repair and maintenance of the premises Details of the parties to the lease, e.g. these could be the lessee, head lessor, landlord
For details of the information to be included in your report on your leasehold property in Pontarddulais please enquire of your conveyancer in ahead of your conveyancing in Pontarddulais.

Leasehold Conveyancing in Pontarddulais - Sample of Questions you should consider Prior to Purchasing

    You will want to find out as much as possible regarding the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the cleanliness of the communal areas. Don't be afraid to ask other people what they think of them. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and precisely what you get for your money. Many Pontarddulais leasehold flats will incur a service charge for maintenance of the building invoiced by the landlord. If you buy the property you will have to pay this charge, usually in instalments accross the year. This could vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a ground rent for you to pay annual, ordinarily this is not a significant sum, say about £50-£100 but you should to check as occasionally it could be many hundreds of pounds. How much is the ground rent and service charge?

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