I do hope you can assist me. My Pontypool lawyer is assuring me that he has toconduct Pontypool conveyancing searches becausethe firm are on the Nat Westsolicitor panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Pontypool conveyancing searches.
A friend advised me that if I am purchasing in Pontypool I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Pontypool conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Pontypool 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 House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Pontypool.
I decided to have a survey completed on a property in Pontypool ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will refuse to grant a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pontypool. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pontypool to see if the conveyancing will be more expensive.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £375,000 garden flat in Pontypool next week. The managing agents has quoted £348 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Pontypool?
Pontypool conveyancing on leasehold apartments normally involves the purchaser’s lawyer sending questions for the landlord to address. Although the landlord is not legally bound to address these enquiries the majority will be content to assist. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee demanded by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, without which the charge is technically not due. In reality you have little option but to pay whatever is requested of you should you wish to complete the sale of your home.
I own a leasehold flat in Pontypool, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Pontypool with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2077
With just 52 years unexpired we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
A licensed conveyancer dealt with my conveyancing in Pontypool 5 years ago having stored my deeds but has now closed – What steps do I now take to retreive them?
Title deeds, as such, are no longer appropriate for most properties in Pontypool are archived digitally at Land Registry. Should you need to establish ownership or are selling or re-mortgaging your solicitor can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.