The mortgage over my property is with Nationwide for my property in Tonteg. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
You must advise Nationwide before letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in Tonteg. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Tonteg solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Tonteg?
Many commercial conveyancing solicitors in Tonteg will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Tonteg. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tonteg.
For each commercial conveyancing transaction in Tonteg it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Tonteg commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Tonteg.
I have been on the look out for a flat up to £305k and found one round the corner in Tonteg I like with a park and station in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Tonteg for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the shortness of the lease may be problematic. Reduce the offer 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 commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
How does the Landlord & Tenant Act 1954 impact my business offices in Tonteg and how can your lawyers assist?
The particular law that you refer to provides security of tenure to business tenants, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Tonteg
I am a fortnight into a freehold purchase having been recommend to solicitors by the high street agent to handle our conveyancing in Tonteg. We are not happy. Could you you assist me in finding new lawyers?
They would need to be very bad in order to consider changing them. Has the mortgage offer been generated? If so you need to make them aware of the replacement lawyer and have the loan are issued to the new lawyers. The solicitor ideally should be on the banks approved list to avoid escalating fees and complications. That should be your first question of the new solicitors. Our find a solicitor tool should help you find a lender approved lawyer for your conveyancing in Tonteg
My wife and I plan to acquire our first house in Tonteg. Conveyancing solicitor already appointed. The mortgage adviser pointed out that a survey is not appropriate as the property is only fifteen years old.
You would be best advised to commission a Home Buyer's Report. As the property is more than ten years old the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may suffice. The report should highlight any apparent issues and recommend additional investigation if appropriate. Where there are any indications of material issues seek a full Building Survey from the beginning.