My partner and I are buying a newly built flat in Pontllanfraith and my conveyancer is advising me that she has to the lender to reveal incentives from the builder. I am on a tight deadline to sign contracts and I would rather not delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are planning on selling our house in Pontllanfraith and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Pontllanfraith conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Pontllanfraith. Having lived in Pontllanfraith for 5 years we know that this is a non issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should 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 health insurance to cover that same sickness)
My wife and I purchased a terraced Georgian house in Pontllanfraith. Conveyancing practitioner acted for me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pontllanfraith and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.
I am buying a new build flat in Pontllanfraith. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pontllanfraith
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I work for a long established estate agency in Pontllanfraith where we have experienced a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Pontllanfraith conveyancing firms. Could you shed some light as to whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner 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. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible 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 purchaser.
Leasehold Conveyancing in Pontllanfraith - A selection of Queries Prior to buying
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What is the annual maintenance fee and ground rent? In the main the cost for major works tend not to be included within service charges, albeit that some managing agents in Pontllanfraith obliged leasehold owners to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. What is the name of the managing agents?
We are in the process of purchasing a house in Pontllanfraith. Can our property lawyer have our purchase price a secret from the likes of Zoopla. How do I make sure this is not revealed?
HMLR are legally bound to reveal price paid information on a register of the title for domestic properties countrywide including properties in Pontllanfraith. The register of title is an open document, so HMLR would be breaking the law excluded certain homes such as your one in Pontllanfraith.
In essence you can ask HMLR to withhold the amount paid data however the answer would be a No.