Me and my fiance are intending to buy a 3 bedroom apartment in Tongwynlais with a mortgage. We would like to retain our Tongwynlais conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Tongwynlais conveyancing practitioner as well as pay for one of their panel firms to act for them. We regard this is unjust; can we not insist that the mortgage company use our Tongwynlais property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Tongwynlais conveyancing lawyer to apply to be on the conveyancing panel.
Finally the sale completed on my house in Tongwynlais last March but the buyer keeps Skype messaging me complaining that his solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your house sale your conveyancer is obliged to forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your lawyer should also confirm that the home loan has been repaid to the purchasers solicitors. There are no post completion procedures unique to conveyancing in Tongwynlais.
I am planning to move property in July. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Tongwynlais. Conveyancing lawyer was found before I stumbled across this site.
On the afternoon of completion you will need to pick up the house keys from the selling agent but this can only occur once the previous owners conveyancers inform the agent that they have the completion monies and the keys can be collected. Subsequently you should advise the removal men that you are ready to move in. We are not in a position to suggest a particular removal company but can assist you in locating a residential property solicitor in Tongwynlais or a solicitor with expertise in conveyancing in Tongwynlais.
We are buying a end of terrace house in Tongwynlais. We would like to carry out an extension to the side at the house.Will legal investigations on the property include enquiries to ascertain if these alterations are allowed?
Your conveyancer should review the deeds as conveyancing in Tongwynlais will on occasion identify restrictions in the title deeds which prohibit categories of alterations or require the consent of a 3rd party. Some works call for local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We are getting the release of further funds on our home loan from Santander as we wish to carry out renovations to our property in Tongwynlais. Are we obliged to choose a bricks and mortar Tongwynlais solicitor on the Santander conveyancing panel to handle the legals?
Santander would not normally require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
What does commercial conveyancing in Tongwynlais cover?
Non domestic conveyancing in Tongwynlais incorporates a wide range of advice, supplied by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I am looking at a two apartments in Tongwynlais which have about fifty years remaining on the leases. should I be concerned?
There are no two ways about it. A leasehold apartment in Tongwynlais is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the marketability of the premises. For most buyers and mortgage companies, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Tongwynlais conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Tongwynlais Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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What is the name of the managing agents? Are there any major works in the planning that will likely add a premium to the maintenance charges? Does the lease include onerous restrictions?
I am due to consider estimates for conveyancing in Tongwynlais from various conveyancing practitioner and decide on one. Should I get them to sit tight until I have found somewhere to acquire.
You should wait to ask your property lawyer to open a file and submit searches once the sales memorandum has been sent by the estate agent especially as Tongwynlais conveyancing searches are not cheap.