I am obtaining a mortgage offer from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Tonyrefail. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I have given 8 weeks notice to my existing landlord and have to leave my let out property in Tonyrefail by 11/6/2024. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to move into temporary accommodation?
It is unwise to give notice on a rental unless you have exchanged. Assuming that you have not already done so, notify to your lawyer and request that they apply pressure on the sellers side, try to an acceptable time-line that everyone will look to achieve
I am the registered owner of a freehold premises in Tonyrefail but still invoiced for rent, why is this and what is this?
It is rare for properties in Tonyrefail and has limited impact for conveyancing in Tonyrefail but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
My apartment in Tonyrefail is up for sale and I have a purchaser. Will my solicitor need to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
I am buying a new build apartment in Tonyrefail. Conveyancing is a frightening process 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Tonyrefail
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. 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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I am attracted to a couple of apartments in Tonyrefail which have about 50 years left on the lease term. Will this present a problem?
A lease is a right to use the property for a period of time. As the lease gets shorter the saleability of the lease decreases and it becomes more costly to acquire a lease extension. This is why it is generally wise to increase the term of the lease. It is often difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.
Tonyrefail Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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This question is important as a) areas may cause problems for the block as the common areas may start to deteriorate where repairs remain unpaid b) if the leasehold owners have a dispute with the managing agents you will wish to have complete disclosure Best to be warned whether fixing the lift or some other significant cost is due shortly to be shared between the leaseholders and will dramatically increase the the service fees or require a specific payment. On the whole the cost for major works are not incorporated into the service charges, albeit that some managing agents in Tonyrefail obliged leasehold owners to pay into a reserve fund and this is used to offset against major works.