A relative informed me that in buying a property in Pencoed there may be a number of restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Pencoed which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Pencoed should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as Yorkshire BS, do Pencoed lawyers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am selling my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being problematic. The Pencoed solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are planning on selling our house in Pencoed and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing outfit rather than a conveyancing solicitor in Pencoed. We have lived in Pencoed for 4 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
The deeds to my house can not be found. The lawyers who did the conveyancing in Pencoed 10 years ago are no longer around. What are my next steps?
As long as you have a registered title the information relating to your ownership will be recorded by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, find your house and secure current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
What tools are available to search for a Pencoed solicitor on the National Westminster Bank conveyancing panel? I am a keen cyclist and am happy to travel upto 25miles to meet the conveyancer.
You can use the tool on this website. Please pick a mortgage company and your location and you will see a number of Pencoed conveyancing lawyers locally. We have detailed some Pencoed conveyancing firms towards the end of this page and you can contact them to verify whether they are on the National Westminster Bank member panel
Should I appoint a Pencoed conveyancing solicitor based in the location that I am buying? We have a good friend who can deal with the conveyancing but his firm is located 300miles away.
The primary upside of using a high street Pencoed conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should surpass using an unknown Pencoed conveyancing solicitor solely due to them being Pencoed based.
Last October I purchased a leasehold house in Pencoed. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation 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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
Pencoed Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
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Are any of leasehold owners in dispute over their service charge liability? Plenty Pencoed leasehold apartments will have a service charge for maintenance of the building set by the landlord. If you acquire the apartment you will have to pay this amount, normally in instalments throughout the year. This may differ from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a ground rent to be met yearly, this is usually not a exorbitant sum, say around £50-£100 but you need to enquire as on occasion it can be many hundreds of pounds. Best to be warned whether fixing the lift or some other major work is coming up to be shared amongst the tenants and could well dramatically increase the the service fees or necessitate a one off invoice.