Is there a reason why leasehold purchase conveyancing in Pontarddulais costs more?

Pontarddulais leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I am helping my mother sell her house in Pontarddulais. Does the conveyancing solicitor order the energy assessment or it is for the seller to see to?

Following the demise of HIPs, energy assessments was left as a compulsory part of moving property. An energy assessment should be commissioned in advance of the property being advertised. This is not as aspect of the sale process that lawyers normally arrange. If you are using a Pontarddulais conveyancing lawyer they might be able to arrange EPC’s given their contacts with reputable Pontarddulais providers

I'm the single beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Pontarddulais. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How sensible a view lenders take of it, depend on the lender as this provision is principally there to identify the purchase and immediately sell or the flipping of property.

My fiancee and I are spending time viewing flats in Pontarddulais and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I intend to finance via a mortgage with UBS.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.

three months have elapsed since my purchase conveyancing in Pontarddulais concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are 17 days into a freehold purchase having been recommend to conveyancers by the local agent to do our conveyancing in Pontarddulais. I am not happy. Could you you assist me in finding new conveyancers?

They would need to be really poor to suggest changing them. Has the mortgage offer been generated? In the event that it has you need to advise them of the new solicitor and ensure the offer are re-sent. The solicitor ideally needs to be on the mortgage company approved list to avoid escalating costs and frustration. That should be your first question of the new lawyers. The find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Pontarddulais

I happen to be an executor of my recently deceased mother’s Will, with a property in Pontarddulais which will be sold. The bungalow has never been registered at HMLR and I'm advised that some purchasers will insist that it is completed before they'll move forward. What's the procedure for this?

In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.