Are the Abertillery conveyancing solicitors identified as being on the Coventry BS conveyancing panel, together with their details provided by Coventry BS?
Abertillery conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
We are purchasing a 4 bedroom semi-detached house in Abertillery. We would like to an extension at the rear at the property.Will the conveyancing process include enquiries to ascertain if these alterations are allowed?
Your property lawyer should check the deeds as conveyancing in Abertillery will sometimes identify restrictions in the title documents which prohibit certain works or need the consent of another owner. Many extensions need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
I am buying a property in Abertillery. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease does not comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Abertillery.
Completion of my purchase has taken place for my property in Abertillery. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
What can a local search inform me regarding the house my wife and I purchasing in Abertillery?
Abertillery conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search is essential in every Abertillery conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I am looking for a ground for flat up to £235,500 and identified one near me in Abertillery I like with open areas and station nearby, the downside is that it's only got 61 years on the lease. There is not much else in Abertillery suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
We're FTB’s - had an offer accepted, yet the estate agent told us that the owners will only issue a contract if we appoint the agent's recommended lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor used to conveyancing in Abertillery
We suspect that the seller is not behind this requirement. If they want ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Abertillery conveyancing lawyers - rather thanthose that will provide the estate agent a commission or meet his conveyancing targets pre-set by head office.
I've recently bought a leasehold house in Abertillery. Am I liable to pay service charges for periods before completion of my purchase?
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 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).
I own a leasehold flat in Abertillery, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Abertillery with over 90 years remaining are worth £190,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2086
With just 61 years left to run we estimate the price of your lease extension to span between £19,000 and £22,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.