We are buying a 1 bedroom flat in Llanbradach with a mortgage. We would like to retain our Llanbradach lawyer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Llanbradach lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Llanbradach conveyancing lawyer to apply to be on the conveyancing panel.
We are about to exchange contracts for a property in Llanbradach. We have hit a snag. The mortgage offer with Nationwide Building Society expires on 28/11/2023 but the sellers are putting forward a completion date of 30/11/2023. Can one extend the mortgage offer?
The best person to deal with your question is your solicitors who is in a position to calculate if he or she is better off negotiating with the mortgage company, owner’s solicitors, property agents or possibly all three given what has happend in your transaction to date.
It is is a decade since I purchased my home in Llanbradach. Conveyancing lawyers have just been appointed on the sale but I can't locate my title deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by the mortgage company or they may still be with the solicitor who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Llanbradach involves registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
I have been on the look out for a ground for flat up to £235,500 and identified one round the corner in Llanbradach I like with a park and station in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Llanbradach for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
How difficult is it to switch firm as I need to find a firm on the Britannia conveyancing list. I instructed a family conveyancing solicitor in Llanbradach round the corner but he is not approved by Britannia
We will our best to assist in finding you a conveyancing solicitor in Llanbradach on the Britannia panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Llanbradach. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Llanbradach.
Can you provide any top tips for leasehold conveyancing in Llanbradach from the point of view of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Llanbradach can be reduced where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Llanbradach state that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord consenting to such works. If you fail to have the approvals to hand do not contact the landlord without contacting your solicitor in the first instance. Many landlords or managing agents in Llanbradach levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Llanbradach. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unresolved.
Leasehold Conveyancing in Llanbradach - Sample of Queries Prior to buying
Its a good idea to find out as much as you can about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to every day matters like the tidiness of the common parts. Enquire of other people what they think of them. Finally, find out the dates that the service charges are due to the managing agents and specifically how they are spending the funds. What prohibitions are contained in the Llanbradach Lease? In the main the outlay for major works tend not to be wrapped into the maintenance charges, although some managing agents in Llanbradach require leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for larger repairs or maintenance.