Have just purchased a repossessed house at auction in Crynant. Conveyancing is required. What are my next steps?

Given that you have now to all intents and purposes signed on the dotted line you should choose a conveyancing practitioner as a matter of urgency as you now have a fast approaching deadline in which to complete the property. An auction property will ordinarily have a bespoke legal pack. This will include most,if not all of the paperwork that your lawyer will need. Where you are dealing with leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in order to complete on the date specified in the contract.

I am purchasing a property in Crynant. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is TSB your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for TSB. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not restricted to Crynant.

I can not fathom if my lender requires a lease extension. I have called into my local Crynant building society branch on various occasions and was informed it wasn't a problem and they would lend. My Crynant conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the property lawyer is on the mortgage company approved list, she or he must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My relative recommended that where I am purchasing in Crynant I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally included in the estimate for your Crynant conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Crynant around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Crynant.

Am I right to be concerned that estate agents that I am dealing with are recommending a national conveyancing firm rather than a local Crynant conveyancing practice?

As with many service providers, often recommendations from connections can be extremely useful or valuable. Yet there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders may recommend solicitors to retain. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a financial incentive behind the recommendation. You are free to appoint your own conveyancer. You need to be aware that many banks specify a panel list of lawyers you have to use for the lender related work in your transaction.

I need to retain a conveyancing solicitor for sale conveyancing in Crynant. I happened to chance upon a web site which seems to have the perfect answer If there is a chance to get all formalities done via web that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Due to exchange soon on a studio apartment in Crynant. Conveyancing lawyers assured me that they are sending me a report tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Crynant should include some of the following:

The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. An explanation concerning the obligations in the lease to pay service charges - in relation to the building, and the more general rights a lessee enjoys The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years The total ownership of the premises. This could be the flat itself but could also incorporate a loft or cellar if relevant. You should have a good understanding of the building insurance provisions

Crynant Leasehold Conveyancing - Examples of Queries before Purchasing

What prohibitions are contained in the Crynant Lease? Please inform me if there are any major works in the planning that will likely increase the service costs?