Having been suggested to visit your organisation we were about to appoint conveyancing solicitor in Ponthir listed using your search tool but stumbled across alternative quotes via the web appear less pricey – why is this?

One can find numerous conveyancing organisations advertising supposedly cut-price conveyancing, but additionalcharges result in the closing bill being escalated. According to the Legal Ombudsman charges listed in terms and conditions should be honest and reasonable invoiced The law firms that we list for conveyancing in Ponthir genuinely set out all legal fees for a domestic conveyancing case.

I am buying a newly constructed flat in Ponthir and my lawyer is advising me that she is duty bound to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to exchange contracts and I don't want to prolong matters. Is my lawyer right?

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

I opted to have a survey completed on a property in Ponthir in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders may not give a loan on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can look into this further via 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 Ponthir. Conveyancing may be slightly more expensive based on your lender's requirements.

What does commercial conveyancing in Ponthir cover?

Ponthir conveyancing for business premises incorporates a broad array of advice, provided by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I've recently bought a leasehold flat in Ponthir. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Ponthir - Examples of Queries before buying

Is the freehold reversion owned collectively by the leaseholders? Who are the managing agents?