I am not well enough to travel far from Pontyclun. Please clarify why all Pontyclun solicitors are not on all lender panels?

As unjust as it may appear for banks to limit who can represent them, from the public’s or lawyer’s viewpoint, the other side of the coin is that banks are increasingly anxious and consider it necessary to defend themselves from mortgage fraud. As a result of this concern mortgage companies have consolidated their conveyancing panel to a size that they are happy to control.

We were just about to exchange contracts for a property in Pontyclun. We have hit a snag. The mortgage offer with Alliance & Leicester expires on 17/6/2024 but the owners are suggesting a completion date of 19/6/2024. Can one prolong the loan offer?

The best person to deal with your question is your solicitors who should determine if they corresponding with the mortgage broker, vendor’s solicitors, estate agents or indeed all three given the history of your house move to date.

It has been five months following my purchase conveyancing in Pontyclun took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am using a search engine for the term conveyancing in Pontyclun it shows results of numerous solicitorslocally. How do I determine which is the right property lawyer for my move?

The best way of seeking a suitable conveyancer is via trusted referral, so ask friends and relatives who have bought a property in Pontyclun or a respected estate agent or financial adviser. Costs for conveyancing in Pontyclun vary, so it's sensible to request at least four quotes from different property lawyers. Dont forget to clarify that the fees are fixed.

I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Pontyclun. Conveyancing advisers have not yet been instructed. Will they explain the issues?

The majority of houses in Pontyclun are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Pontyclun in which case you should be shopping around for a Pontyclun conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.

Pontyclun Leasehold Conveyancing - Examples of Questions you should consider before Purchasing

The best form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this scenario the lessees have being in charge if their destiny and notwithstanding that a managing agent is usually employed if the building is bigger than a house conversion, the managing agent employed by the leaseholders. You should be aware if it is less than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will be required to have owned the property for two years in order to be entitled to exercise a lease extension. How is the lease structured?