What is the first thing I need to know about purchase conveyancing in Ponthir?

Not many law firms or advisers will tell you this but conveyancing in Ponthir or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of room for friction between you and other parties involved in the legal transfer of property. For instance, the vendor, estate agent and sometimes your mortgage company. Choosing a solicitor for your conveyancing in Ponthir should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to act in your legal interests and to keep you safe.

Every so often a third party with a vested interest will attempt to convince you that you should follow their advice. For example, the property agent may claim to be assisting by claiming that your conveyancer is slow. Or your financial adviser may advise you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Forgive me if this question is silly but I am new to the home moving as FTB of a garden flat in Ponthir. Do I receive the keys to the premises on completion from my lawyer? If so, I will find a local conveyancing solicitor in Ponthir?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

Intending to buy a house in Ponthir. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ponthir conveyancing practitioner is on the Coventry BS conveyancing panel.

I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Ponthir is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

My relative advised me that where I am buying in Ponthir I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Ponthir conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Ponthir around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Ponthir.

Are there restrictive covenants that are commonly picked up during conveyancing in Ponthir?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ponthir. 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…’

Looking forward to complete next month on a ground floor flat in Ponthir. Conveyancing lawyers inform me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Ponthir should include some of the following:

You should be advised what is to be regarded as a Nuisance as far as the lease is concerned Does the lease prohibit wood flooring? Rent payments - what is due and when you need to pay, and also know whether this will change in the future It needs to be made clear to you whether the lease permits you to change or improve aspects of the premises- you should know whether it relates to all alterations or just structural alteration, and whether licences for alterations is mandated necessary Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

Leasehold Conveyancing in Ponthir - Examples of Questions you should consider before buying

How much is the service charge and ground rent on the apartment? This question is useful as a) areas can cause problems in the building as the communal areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have an issue with the managing agents you will need to have complete disclosure Many Ponthir leasehold flats will have a service bill for the upkeep of the building levied by the landlord. Should you acquire the property you will have to meet this liability, usually in instalments throughout the year. This can be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a exorbitant amount, say about £25-£75 but you should to enquire as on occasion it could be prohibitively expensive.