I have just been advised by my estate agent that my Port Talbot lawyer is not on the lender Solicitor panel. What can I do to be sure that this is correct?
Your first step should be to contact your Port Talbot conveyancer. You lawyer should notify you what has happened. If they are not on the panel they may be able to suggest a Port Talbot conveyancing practice that is on the conveyancing panel for your mortgage company.
My wife and I are planning on selling our home in Port Talbot and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in Port Talbot. We have lived in Port Talbot for three years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of 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)
About to purchase a new build flat in Port Talbot. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Port Talbot
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.
I am looking for a flat up to £245,000 and identified one near me in Port Talbot I like with amenity areas and transport links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Port Talbot suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
In scouring the internet for the words on line conveyancing in Port Talbot it reveals many property lawyersin the vicinity. How do I determine which is the suitable property lawyer for my move?
The ideal way of seeking a suitable conveyancer is via personal recommendation, so seek the guidance of friends and relatives who have acquired a property in Port Talbot or a local estate agent or financial adviser. Charges for conveyancing in Port Talbot differ, so it's advisable to obtain at least four fee estimates from varying types of conveyancers. Be sure to obtain confirmation that the costs are guaranteed not to rise.
Should one as executor remove a departed person's name from the title register for a house in Port Talbot?
Where a Port Talbot property is co-owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as in the event of a sale your lawyer would just be asked to supply proof as to the reason the joint owner is not a party to the transfer, such as a grant of probate.
With a view to making the sale conveyancing smoother for the sale of the property you can apply to have the deceased name erased from the title by submitting an application to HMLR with evidence of the death. There is no charge from the Registry for this service.