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Ready to buy a new home in Ystrad Mynach? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Ystrad Mynach conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Ystrad Mynach

In what way does my ID and proof of funds have anything to do with my conveyancing in Ystrad Mynach? Is this really warranted?

To satisfy the Money Laundering Regulations any Ystrad Mynach conveyancing firm will require proof of identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility bill evidencing where you live.

Under Money Laundering Regulations, property lawyers are obliged by law to ascertain not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this may lead to your conveyancer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to notify the relevant authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.

What is your number one tip for finding a conveyancing solicitor in Ystrad Mynach

We would encourage you not to base your choice on the cheapest Ystrad Mynach conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

A colleague pointed out to me me that in purchasing a property in Ystrad Mynach there could be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of a number of properties in Ystrad Mynach which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Ystrad Mynach should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My wife and I purchasing a terrace house in Ystrad Mynach. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve checks to see if these alterations are allowed?

Your conveyancer should check the deeds as conveyancing in Ystrad Mynach can sometimes reveal restrictions in the title deeds which restrict certain works or need the permission of another owner. Some extensions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Ystrad Mynach. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Ystrad Mynach

    If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Ystrad Mynach I like with amenity areas and station in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Ystrad Mynach in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

My wife and I purchased a leasehold house in Ystrad Mynach. Conveyancing and Bank of Scotland mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Ystrad Mynach who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Ystrad Mynach conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Ystrad Mynach Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

    Most Ystrad Mynach leasehold flats will have a service charge for the upkeep of the block levied by the freeholder. Should you purchase the property you will have to meet this amount, usually periodically during the year. This could vary from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a rentcharge for you to pay annual, this is usually not a significant amount, say about £50-£100 but you should to enquire it because sometimes it can be many hundreds of pounds. Be sure to enquire if there are any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in Ystrad Mynach. If you like the propertyin Ystrad Mynach yet your cat can’t move with you then you have a very hard choice. What restrictions are contained in the Ystrad Mynach Lease?

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