What is your number one tip for choosing a conveyancing solicitor in Aberaeron
We would encourage you not to go for the cheapest Aberaeron conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We had chosen conveyancers locally in Aberaeron on the Santander solicitor panel. They have just billed me a separate amount for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by Santander but by your Aberaeron conveyancing practitioner. Some firms on the Santander panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Aberaeron solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Aberaeron postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Aberaeron.
The deeds to our house can not be found. The lawyers who dealt with the conveyancing in Aberaeron 5 years ago are no longer around. What do I do?
Gone are the days when you need to hold title original deeds to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I was advised by three or four local property agents in Aberaeron to select a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers rather than another?
We don’t make any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I am looking at a two apartments in Aberaeron both have in the region of 50 years remaining on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold flat in Aberaeron is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. The majority of purchasers and banks, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Aberaeron conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I acquired a 2 bed flat in Aberaeron, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Aberaeron with a long lease are worth £176,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2098
With just 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
We have been advised by many family members to expect six to eight weeks for Aberaeron conveyancing to complete.This was 3 ago. The property information was only sent to my conveyancer a couple of days ago so does the clock start running now?
No official countdown exists for conveyancing in Aberaeron, or any location. You just have to make sure your finances are in order and wait for the rest to come together.