My wife and I are about to complete on the purchase of a house in Rhondda Cynon Taff but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the seller of £3k by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process yet Bank of Ireland are not allowing this. Why were they approached?
Your conveyancer being on a Bank of Ireland conveyancing panel is obliged to inform Bank of Ireland of any changes to the purchase price. If you were to refuse your lawyer to report the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in Rhondda Cynon Taff.
It is 10 years ago since I purchased my property in Rhondda Cynon Taff. Conveyancing lawyers have now been appointed on the sale but I am unable to find the title documents. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be retained by your lender or they may be in the possession of the conveyancers who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Rhondda Cynon Taff involves registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
I need some fast conveyancing in Rhondda Cynon Taff as I am faced with an ultimatum to sign on the dotted line in less than one month. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you are at free not to have searches carried out although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Rhondda Cynon Taff the following are instances of what can arise and adversely affect future mortgageability: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I am attracted to a couple of flats in Rhondda Cynon Taff both have about forty five years unexpired on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold flat in Rhondda Cynon Taff is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. The majority of buyers and banks, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Rhondda Cynon Taff conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Leasehold Conveyancing in Rhondda Cynon Taff - Examples of Queries before buying
The answer will be useful as a) areas could result in problems for the building as the communal areas may begin to deteriorate if maintenance are not paid for b) if the tenants have an issue with the running of the building you will wish to have full disclosure It would be prudent to discover if there is anything that is prohibited in the lease. For example some leases prohibit pets being allowed in in a block in Rhondda Cynon Taff. If you like the apartmentin Rhondda Cynon Taff yet your cat can’t live with you then you will be presented with a difficult compromise.
My boyfriend is purchasing a ground floor flat in Rhondda Cynon Taff. He has received a fee estimate by the solicitor connected to the selling agents and it came to £1300 . It was eight years ago I sold and purchased a property and it cost was £495. Have fees really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Rhondda Cynon Taff searches, land registry fees, etc)