I am purchasing a 3 bedroom semi in Powys. We would like to carry out a loft conversion at the property.Will legal due diligence on the property involve enquiries to see if these alterations are permitted?
Your conveyancer will review the registered title as conveyancing in Powys can sometimes identify restrictions in the title deeds which prevent categories of alterations or necessitated the consent of another owner. Many extensions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I'm the sole recipient of my late father’s estate and I have everything in my name alone, including the house in Powys. The Powys property was put into my name in December. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many mortgage companies would take a sensible view as this clause principally exists to identify the purchase and immediately sell or the flipping of property.
The formalities of my remortgage has taken place for my property in Powys. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
A colleague suggested that where I am purchasing in Powys I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Powys conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Powys around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Powys Education with plans and statistics, Local Amenities and other useful information regarding Powys.
Me and my brother purchased a 4 bedroom Georgian property in Powys. Conveyancing lawyer acted for me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Powys and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
I decided to have a survey carried out on a house in Powys prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend not grant a loan on this type of home.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Powys. Conveyancing may be slightly more expensive based on your lender's requirements.
How easy is it to use your search app to select a conveyancing lawyer in Powys on the panel for my lender?
Step one is to choose a mortgage company such as Accord Mortgages Ltd, Bank of Scotland or Alliance & Leicester then choose your preferred area for example Powys. Conveyancing organisations in Powys and beyond will then be listed.