My uncle pointed out to me me that in purchasing a property in Ystrad Mynach there may be various restrictions preventing external alterations to a property. Is this right?
There are anumerous 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.
Can I be sure that the Ystrad Mynach conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Ystrad Mynach seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your transaction.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Ystrad Mynach lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
About to purchase a new build flat in Ystrad Mynach. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Ystrad Mynach
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Am I best advised to instruct a Ystrad Mynach conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can carry out the legal work but his firm is located 300miles away.
The primary upside of using a high street Ystrad Mynach conveyancing firm is that you can attend the office to execute paperwork, present your ID and apply pressure on them if necessary. Having local Ystrad Mynach know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and the majority were happy that should trump using an unknown Ystrad Mynach conveyancing solicitor solely due to them being based in the area.
I've recently bought a leasehold flat in Ystrad Mynach. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part 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).
Ystrad Mynach Leasehold Conveyancing - A selection of Queries Prior to Purchasing
What is the service charge and ground rent on the property? Is anyone aware of any major works on the horizon that will add a premium to the service costs? You will want to discover as much as possible concerning the managing agents as they will either make life much easier or uncomfortable. As the owner of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the upkeep of the common parts. Enquire of prospective neighbours what they think of their management. On a final note, investigate as to the dates that the maintenance fees are due to the relevant party and specifically what you get for your money.
I happen to be an executor of my recently deceased mother’s Will, with a house in Ystrad Mynach which is to be marketed. The house is unregistered at the Land Registry and I'm told that many EAs will insist that it is completed before they will proceed. What's the mechanism for this?
In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.