We are about to sign contracts for a garden flat in Trelogan. We encountered a stumbling block. Our mortgage offer with HSBC Bank expires on 13/12/2021 but the sellers are suggesting a completion date of 15/12/2021. Can one extend the mortgage expiry date?
The best person to deal with your issue is your solicitors who should determine if they better off negotiating with the lender, owner’s representatives, property agents or possibly all three taking into account the history of your conveyancing as of today.
We note that you have a search directory identifying firms on the Principality conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Trelogan?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Trelogan.
My wife and I buying a detached bungalow in Trelogan. The intention is to convert the garage to an office at the house.Will the conveyancing process involve checks to see if these alterations are permitted?
Your conveyancer should review the registered title as conveyancing in Trelogan will occasionally reveal restrictions in the title documents which restrict certain changes or necessitated the permission of a 3rd party. Certain extensions require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
My wife and I have arranged the release of further monies on our mortgage from UBS as we intend to conduct renovations to our house in Trelogan. Are we obliged to choose a nearby Trelogan solicitor on the UBS conveyancing panel to handle the legals?
UBS don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being pedantic. The Trelogan solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Trelogan. 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 few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Trelogan
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. Please supply a car parking plan.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Trelogan is where the house is located. What do you suggest?
Flying freeholds in Trelogan are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trelogan you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trelogan may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
There are only 68 years remaining on my lease in Trelogan. I need to get lease extension but my freeholder is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. In some cases a specialist should be helpful to carry out a search and prepare a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Trelogan.
I own a split level flat in Trelogan, conveyancing formalities finalised 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Trelogan with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2088
With only 67 years left to run we estimate the premium for your lease extension to span between £10,500 and £12,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.