I am due to complete on the purchase of a property in Torfaen but as a result of damage from some water damage at the property I have managed to agree compensation from the seller of £3k taking the form of a adjustment in the price. This was going to be addressed as part of amending the contract yet Virgin Money are not allowing this. Why were they informed?
Any property lawyer being on a Virgin Money conveyancing panel is duty bound to inform Virgin Money of any amendments to the sale price. If you were to refuse your conveyancer to notify the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new conveyancer for your conveyancing in Torfaen.
How does conveyancing in Torfaen differ for new build properties?
Most buyers of new build property in Torfaen approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Torfaen tend to buy the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Torfaen or who has acted in the same development.
I have been on the look out for a ground for flat up to £305k and found one close by in Torfaen I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Torfaen suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
Is it possible to switch solicitor as I need to choose one who is on the Bank of Scotland conveyancing panel. I had appointed a high street conveyancing solicitor in Torfaen five minutes from me but the firm is not approved by Bank of Scotland
It would be our pleasure to assist you select a conveyancing solicitor in Torfaen on the Bank of Scotland panel. Please note that the law firms that we list do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Torfaen. In utilising the find a conveyancing solicitor tool on this page, you can scrutinise charges for conveyancing solicitors in Torfaen and throughout England and Wales.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £200,000 flat in Torfaen next week. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Torfaen?
Torfaen conveyancing on leasehold maisonettes often involves the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries the majority will be content to do so. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it is above £800. The administration charge levied by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
Torfaen Leasehold Conveyancing - Sample of Questions you should ask before buying
Make sure you enquire if the the lease includes any unreasonable restrictions in the lease. By way of example it is fairly common in Torfaen leases that pets are not permitted in in a block in Torfaen. If you love the propertyin Torfaen yet your dog is not allowed to move with you then you have a very difficult decision. Many Torfaen leasehold properties will have a service charge for maintenance of the block invoiced on behalf of the management company. Where you purchase the property you will have to meet this charge, normally in instalments during the year. This may differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay yearly, normally this is not a large figure, say about £50-£100 but you should to enquire it because sometimes it could be many hundreds of pounds. This information is helpful as a) areas can cause problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leasehold owners have an issue with the managing agents you will want to have complete disclosure