A colleague pointed out to me me that in purchasing a property in Pentre there could be various restrictions preventing external alterations to the property. Is this right?

There are a number of properties in Pentre which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Pentre should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is there a list of TSB panel solicitors in Pentre on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings available online. If you are looking for a Pentre conveyancing practitioner on the TSB please use our facility.

Can I be sure that the Pentre conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Pentre getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.

I am intent on selling our house in Pentre and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Pentre. Having lived in Pentre for six years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

About to purchase a new build apartment in Pentre. Conveyancing is necessary evil 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 should expect your new-build leasehold conveyancing in Pentre

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I opted to have a survey done on a house in Pentre ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may not grant a mortgage on such a home.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pentre. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pentre to see if the conveyancing costs will increase in light of this.

I am a negotiator for a long established estate agency in Pentre where we have witnessed a number of flat sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Pentre conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Pentre Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Plenty Pentre leasehold flats will incur a service charge for maintenance of the building levied by the landlord. Where you buy the flat you will have to pay this liability, normally quarterly during the year. This can be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all likelihood there will be a ground rent to be met yearly, normally this is not a significant figure, say approximately £50-£100 but you need to enquire it because occasionally it can be surprisingly expensive. What restrictions exist in the Pentre Lease? It is important to be aware if fixing the lift or some other major work is due in the near future that will be shared amongst the leasehold owners and will dramatically impact the level of the service costs or require a one time payment.