Am I correct in assuming that the fact that my solicitor in Ponthir is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Ponthir conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
A relative advised me that in buying a property in Ponthir there may be various restrictions preventing external changes to the property. Is this right?
We are aware of a number of properties in Ponthir which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Ponthir should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Ponthir conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Ponthir getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
My wife and I have organised the release of further monies on our mortgage from Co-operative as we intend to conduct alterations to our home in Ponthir. Do we need to choose a nearby Ponthir solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
We are downsizing from our home in Ponthir and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Ponthir lawyer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Ponthir. Having lived in Ponthir for six years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with 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 life insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Ponthir?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing 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…’
I've recently bought a leasehold property in Ponthir. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Ponthir - A selection of Queries Prior to buying
This information is helpful as a) areas may result in problems in the building as the common areas may begin to deteriorate where maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will want to have complete disclosure How long is the Lease? You should be aware if it is fewer than 80 years it will have adverse implications on the salability of the flat. It is worth checking with your mortgage company that they are happy with residual term of the lease. A short lease means that you will almost definitely need a lease extension at some point and it is worth discovering how much this would cost. Remember, in most cases you will be required to have owned the premises for two years in order to be entitled to extend the lease.