I am looking for value for money conveyancer. Do I opt for a nationwide conveyancer rather than a high street Pontprennau conveyancing lawyer?
Pontprennau is a unique place, where neighbourhood knowledge helps. The relaxed pace of life is great – just not when it comes to your conveyancing. The property lawyers that we work with host in-depth Pontprennau know how with a professional, hands-onattitude that helps the conveyancing to progress with the minimum of fuss. It is a definite plus where they benefit from good rapport with mortgage brokers, search providers, valuers and other Pontprennau conveyancing practices
My son-in-law is purchasing a new build apartment in Pontprennau with a mortgage from HSBC. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am looking for a ground for flat up to £195,000 and identified one near me in Pontprennau I like with open areas and station in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Pontprennau in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan that many years will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
Last November I purchased a leasehold house in Pontprennau. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation 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. Strange as it may seem, 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).
I bought a ground floor flat in Pontprennau, conveyancing having been completed October 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Pontprennau with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2077
With just 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
We are about to exchange buying a house in Pontprennau but as a result of wreckage from the recent storms I have negotiated recompense from the seller of four thousand pounds by way of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet the bank will not agree to this. Why were they approached?
Any property lawyer being on a bank conveyancing panel is duty bound to advise the mortgage company of any variations to the purchase figure. In the event that you were to refuse your solicitor to report the reduction to your lender then they would have to refrain from acting for you and the bank.