Can your site be used to locate a Conveyancing solicitor in Bryncoch even if I’m not buying or selling a house, for example if I want to buy an office in Bryncoch with a mortgage from Halifax?
Our search tool is mainly used to help choose domestic conveyancing solicitors in Bryncoch but we have recorded towards the end of this page some Bryncoch commercial conveyancing firms. You will need to enquire with the firm directly to see if they can also act for Halifax
I am buying a 4 bedroom semi-detached house in Bryncoch. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these works were previously refused?
Your conveyancer should check the deeds as conveyancing in Bryncoch will occasionally reveal restrictions in the title documents which prohibit categories of alterations or need the permission of another owner. Certain works require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Intending to buy a house in Bryncoch. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bryncoch solicitor is on the Leeds Building Society conveyancing panel.
I had an offer accepted on a house in Bryncoch on 13/12/2024, valuation was booked 4 days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Bryncoch differ for newly converted properties?
Most buyers of new build or newly converted property in Bryncoch come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Bryncoch tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bryncoch or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Bryncoch prior to instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks tend not give a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bryncoch. Conveyancing may be slightly more expensive based on your lender's requirements.
I have just started marketing my basement flat in Bryncoch. Conveyancing solicitors are to be appointed soon, but I have recently had a quarterly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as you normally would as all rents and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a leasehold flat in Bryncoch, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Bryncoch with a long lease are worth £186,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2077
With 52 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.