My husband and I are nearing an exchange on a flat in Llandrindod Wells and my mum and dad have sent the exchange deposit to my property lawyer. I am now informed that as the deposit has not come from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?
The conveyancer is legally required to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
Are the Llandrindod Wells conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?
Llandrindod Wells conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
We are purchasing a property and the conveyancer has raised the issue of Chancel Repair for which the house may be obligated to pay because it falls into the area of such a church. She has suggested insurance. Is this strictly necessary for conveyancing in Llandrindod Wells
Unless a prior acquisition of the property took place post 12 October 2013 you could take it that lawyers conducting conveyancing in Llandrindod Wells to continue to recommend a chancel search and or insurance against a claim.
I used Stirling Law several years past for my conveyancing in Llandrindod Wells. Now, I need the documents but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llandrindod Wells of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're FTB’s - agreed a price, but the selling agent advised that the seller will only issue a contract if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Llandrindod Wells
We suspect that the owner is not behind this demand. Should the vendor want ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Contact the vendors directly and explain that (a)you are genuine buyers (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Llandrindod Wells conveyancing lawyers - rather thanthose that will earn their negotiator at the agency a referral fee or achieve conveyancing thresholds demanded by corporate headquarters.
I am a negotiator for a long established estate agency in Llandrindod Wells where we have witnessed a number of leasehold sales derailed due to short leases. I have been given inconsistent advice from local Llandrindod Wells conveyancing firms. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
Leasehold Conveyancing in Llandrindod Wells - A selection of Queries Prior to buying
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What restrictions are contained in the Llandrindod Wells Lease? How is the lease structured? You will want to find out as much as possible about the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to every day issues such as the upkeep of the common parts. Don't be afraid to ask other tenants whether they are happy with them. Finally, be sure you know the dates that you are obliged pay the service charge to the relevant party and specifically how they are spending that money.