Can you explain why leasehold purchase conveyancing in Port Talbot costs more?
In summary, leasehold conveyancing in Port Talbot and Baglan usually necessitates more hours of investigation compared to freehold conveyancing. This includes reviewing the lease, communicating with the landlord concerning the service of applicable notices, procuring current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first granted.
My home in Port Talbot is up for sale and I have a purchaser. Does my conveyancer have to be required to be on the Principality conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Me and my partner are purchasing a apartment in Port Talbot. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am currently in the process of buying my council flat in Port Talbot. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Port Talbot solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Port Talbot postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Port Talbot.
I am buying a house and the solicitor has referenced Chancel Repair for which the house could be liable because it falls into the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Port Talbot
Unless a prior purchase of the property completed post 12 October 2013 you may expect solicitors carrying out conveyancing in Port Talbot to remain encouraging a chancel search and or chancel repair liability policy.
The deeds to our property are lost. The solicitors who dealt with the conveyancing in Port Talbot 4 years ago are no longer around. What do I do?
Nowadays there are duplicates made of almost everything, and your lawyer will know exactly where to locate all the relevant documentation so you may buy or dispose of your property without any difficulty. If copies are not available, your lawyer can arrange cover in the form of insurance or indemnities against future claims on the premises.