Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in Glynneath is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus spending £187.00 plus VAT in another set of legal fees.
Please do make the most of the find a conveyancing panel solicitor tool on this site. Please choose the lender and type ‘Glynneath’ or your preferred area and you will be presented with numerous conveyancers offices in Glynneath or nearest you.
We are buying a victorian detached house in Glynneath. We would like to convert the garage to an office at the property.Will legal work on the property include investigations to ascertain if these works are prohibited?
Your conveyancer should check the deeds as conveyancing in Glynneath can sometimes identify restrictions in the title deeds which prohibit categories of changes or require the permission of another owner. Some works 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 prudent to check these things with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Glynneath. I have a mortgage agreed with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
Aldermore have agreed my home loan in principle, my offer on a apartment in Glynneath has been agreed to, what are the next steps?
Your property agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s approved list). Telephone Aldermore or the financial adviser and finish off any outstanding paperwork. Aldermore will instruct a valuer who will get in touch with the estate agent or owners to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Aldermore will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Glynneath.
I am purchasing a new build house in Glynneath with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about the side-deal as it could jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Glynneath is the location of the property. Can you offer any advice?
Flying freeholds in Glynneath are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Glynneath you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glynneath may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In my capacity as executor for the will of my grandfather I am selling a residence in Swansea but I am based in Glynneath. My conveyancer (based 300 miles from meneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Glynneath who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Glynneath
I work for a reputable estate agency in Glynneath where we have witnessed a few flat sales derailed as a result of short leases. I have been given conflicting advice from local Glynneath conveyancing solicitors. Can you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a garden flat in Glynneath, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Glynneath with over 90 years remaining are worth £211,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2093
You have 68 years left to run the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.