Can you suggest a The Mortgage Works sanctioned Ponthir conveyancing solicitor finish our house move within two weeks? Am I best advised to unstruct a high street Ponthir firm or a web based comparison site?

We can recommend some very good Ponthir conveyancing firms. Another option is to visit the main road in Ponthir. Approach a couple of law practices and request to see a conveyancing solicitor for a quote. Explain your time frames together with the reasons and ask for an assurance on your deadline. Choose the one that appears most efficient.

I acquired my apartment on 3 January and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Ponthir said it would be registered in less than a month. Are transfers in Ponthir uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Ponthir registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any third parties. Currently approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration takes place after the new owner has moved in to the premises so 'speed' is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.

I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Ponthir I like with open areas and station nearby, the downside is that it only has 49 years on the lease. There is not much else in Ponthir in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan that many years may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

Do you have any top tips for leasehold conveyancing in Ponthir with the purpose of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Ponthir can be avoided if you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ solicitors.
The majority of freeholders or Management Companies in Ponthir charge for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Ponthir. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Ponthir state that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord consenting to such alterations. If you fail to have the approvals in place you should not contact the landlord without checking with your conveyancer first. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be nervous about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unsettled. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this via your lawyers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. It is therefore important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

Leasehold Conveyancing in Ponthir - A selection of Queries Prior to buying

It would be sensible to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues like the cleanliness of the communal areas. Don't be shy to ask other people what they think of their management. In conclusion, be sure you understand the dates that the service fees are due to the managing agents and precisely what you get for your money. The answer will be helpful as a) areas may result in problems in the block as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the running of the building you will need to know about it For many Ponthir leaseholds the cost for major works tend not to be wrapped into the service charges, albeit that some managing agents in Ponthir obliged leaseholders to pay into a reserve fund and this is used to offset against larger repairs or maintenance.

Some months ago I was told by my mortgage company that their approved conveyancers operate no completion no fee basis for conveyancing in Ponthir. I had a purchase fall through yet the conveyancers have invoiced for search fees! They are claiming that the fees are seperate!

Ponthir conveyancing search charges are separate expenses not legal fees as these are payable to a third party.