We are purchasing a property and require a conveyancing solicitor in Pentwyn who is on the Virgin Money conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Pentwyn.
Should my conveyancer be making enquiries about flooding during the conveyancing in Pentwyn.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Pentwyn. Some people will purchase a property in Pentwyn, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Pentwyn. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to discover if the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the owner, then a buyer may commence a compensation claim resulting from an misleading response. The buyer’s solicitors may also commission an enviro report. This should disclose if there is any known flood risk. If so, additional inquiries should be carried out.
What makes your site different to alternative online quote calculators for conveyancing in Pentwyn?
At this site receive an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Pentwyn. As opposed to estate agents and many comparison sites we do not operate referral arrangements with solicitors. Many agents and online brokers 'recommend' the firm who pay the highest kickback, not the best value conveyancing in Pentwyn
In my capacity as executor for the will of my grandmother I am disposing of a residence in Newport but live in Pentwyn. My conveyancer (approximately 200 miles from meneeds me to sign a stat dec before completion. Can you recommend a conveyancing lawyer in Pentwyn to attest this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Pentwyn based
Frank (my husband) and I may need to sub-let our Pentwyn garden flat for a while due to a career opportunity. We used a Pentwyn conveyancing practice in 2002 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?
Your lease governs relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Pentwyn do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I own a basement flat in Pentwyn, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Pentwyn with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2093
You have 69 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.