Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Tonteg?
Two types of professional can conduct conveyancing in Tonteg namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or acquisition of property. Both are obliged to conduct Tonteg conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the necessary procedures will be suitably followed.
I am assisting my step-mother sell her property in Tonteg. Does the conveyancer order the EPC or do I organise this?
Following the demise of HIPs, energy performance certificates was maintained a compulsory element of moving property. An energy performance certificate needs to be to hand before the property is marketed. It is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Tonteg conveyancing lawyer they might be able to arrange energy performance certificates given their contacts with reputable local accredited person
At last I have had an offer on a maisonette in Tonteg accepted, but there is a chain. The owners have placed an offer on on an apartment, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Tonteg. What should be my next step? When do I get the mortgage application with Skipton started?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Tonteg conveyancing search costs, etc). First, you must ensure that your solicitor is on the Skipton approved list. Regarding the subsequent phase this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with searches.
A friend recommended that if I am buying in Tonteg I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Tonteg conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Tonteg around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Tonteg Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Tonteg Education with maps and statistics, Local Amenities and other useful information about Tonteg.
I am buying my first flat in Tonteg with the aid of help to buy. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about this extras as it may adversely affect my mortgage with the bank. 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.
In my capacity as executor for the estate of my grandfather I am disposing of a house in Cardiff but reside in Tonteg. My conveyancer (who is 260 miles awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Tonteg who can witness this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in Tonteg
Last November I purchased a leasehold property in Tonteg. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a studio flat in Tonteg, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Tonteg with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2083
With just 64 years remaining on your lease we estimate the premium for your lease extension to span between £15,200 and £17,600 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.