I am buying a brand new apartment in Penyffordd and my conveyancer is informing me that she is duty bound to the mortgage company to disclose incentives from the seller. I am on a tight deadline to sign contracts and I have no desire to prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Can your site be used to recommend a Conveyancing solicitor in Penyffordd even where I’m not buying or selling a house, for instance where I intend to buy an office in Penyffordd with a loan from Halifax?

Our comparison service is primarily utilised to locate domestic conveyancing solicitors in Penyffordd but we have recorded towards the end of this page a few Penyffordd commercial conveyancing firms. You should speak with the company directly to see if they are also authorised to represent Halifax

The estate agent has sent us the confirmation of our purchase of a new build apartment in Penyffordd. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Penyffordd

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I decided to have a survey done on a property in Penyffordd ahead of retaining lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks tend refuse to give a mortgage on this type of house.

It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Penyffordd. Conveyancing may be slightly more expensive based on your lender's requirements.

All being well we will complete the sale of our £325,000 garden flat in Penyffordd next week. The management company has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Penyffordd?

Penyffordd conveyancing on leasehold maisonettes usually necessitates fees being levied by landlords agents :

Addressing pre-exchange questions Where consent is required before sale in Penyffordd Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Penyffordd leasehold premises is £350. For Penyffordd conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I inherited a 1st floor flat in Penyffordd, conveyancing was carried out October 2010. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Penyffordd with over 90 years remaining are worth £176,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2105

You have 80 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.