It is a dozen years since I acquired my house in Rhymney. Conveyancing solicitors have just been retained on the sale but I am unable to find my title deeds. Will this cause complications?
Don’t worry too much. First the deeds may be kept by the mortgage company or they may be archived with the conveyancers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Rhymney involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I am buying a property in Rhymney. One unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Barclays your lawyer must follow the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Barclays where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Rhymney.
I am expecting a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Rhymney solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Rhymney solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I have instructed a Rhymney property lawyer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. You may wish to consider appointing your own Rhymney surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build house in Rhymney benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my solicitor about this deal as it would impact my loan with Santander. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a property in Rhymney prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rhymney. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rhymney to see if the conveyancing will be more expensive.
I am hoping to sign contracts shortly on a leasehold property in Rhymney. Conveyancing lawyers have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Rhymney should include some of the following:
Who has the liability to repair and maintain the block. It is important that you know who is responsible the repair and maintenance of every part of the building Ground rent - what is due and when is collected, and also know whether this is subject to change The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years Whether your lease caters for for a reserve fund? What you can do if a neighbour is in violation of a provision in their lease?
Rhymney Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
Make sure you enquire if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being allowed in in a block in Rhymney. If you like the flatin Rhymney but your cat can’t make the move with you then you have a very difficult decision. The best form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy control and even though a managing agent is frequently employed where it is larger than a house conversion, the managing agent retained by the leaseholders. You should want to find out as much as possible regarding the company managing the block as they can either make your life much simpler or a lot more difficult. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to day to day issues like the tidiness of the communal areas. Don't be shy to ask other tenants whether they are happy with their management. In conclusion, investigate as to the dates that the maintenance fees are due to the managing agents and specifically how they are spending that money.