What is the first thing I need to know about purchase conveyancing in Porth?
You may not hear this from too many lawyers but conveyancing in Porth or throughout Abercynon is an adversarial process. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and others involved in the home moving process. E.g., the vendor, estate agent and even potentially the lender. Choosing a law firm for your conveyancing in Porth is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to look after your best interests and to protect you.
There is a worrying emergence in the "blame" culture- someone must be blamed for the process taking so long. We recommend that you your first instinct should be to trust your solicitor ahead of all other parties in the conveyancing process.
I have been told that property searches are a common reason for obstruction in Porth house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Porth.
How does conveyancing in Porth differ for new build properties?
Most buyers of new build residence in Porth approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Porth tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Porth or who has acted in the same development.
I opted to have a survey completed on a property in Porth before instructing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders will not grant a mortgage on such a property.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Porth. Conveyancing will be smoother if you use a solicitor in Porth especially if they regularly deal with such properties in Porth.
We are in the middle of buying a property in Porth. Conveyancing lawyer has told us the property is "Leasehold". Will this likely adversely affect the marketability of the house?
Porth conveyancing does not normally involve leasehold houses. The key consideration here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the saleability too much.
At the other end of the spectrum, if it's, say, Sixty years it will have a material impact on the saleability, and probably wouldn't be acceptable to the mortgage company. The length of lease and ground rent will be stated in the lease provided to your lawyer.