Is the fact that my conveyancer in Aberaeron is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Aberaeron conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I have just purchased a property in Aberaeron. We have noticed several issues with the house which we consider were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Aberaeron?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Aberaeron. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, the vendor fills in a questionnaire called a Seller’s Property Information Form. If the information proves to be inaccurate, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Aberaeron.
I am being advised by my conveyancer that breach of easement insurance is needed on my purchase. What is the level of cover for Aberaeron conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I had a mortgage agreed in principle with Virgin Money. Aberaeron conveyancing solicitors have been appointed. How long does it take for Virgin Money to send the offer to the lawyer?
Some lenders take longer than others. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Intending to buy a maisonette in Aberaeron. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Aberaeron conveyancer is on the Bank of Ireland conveyancing panel.
About to purchase a new build flat in Aberaeron. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Aberaeron
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am looking at a couple of flats in Aberaeron both have approximately fifty years unexpired on the lease term. should I be concerned?
There are no two ways about it. A leasehold flat in Aberaeron is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the property. The majority of purchasers and lenders, leases with less than eighty 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 property 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 premises 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. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed 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.
Leasehold Conveyancing in Aberaeron - Sample of Questions you should ask Prior to Purchasing
How much is the ground rent and service charge? If a Aberaeron lease has less than 80 years it will affect the marketability of the apartment. It is worth checking with your lender that they are happy with remaining years on the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will be be obliged to have owned the premises for a couple of years in order to be entitled to extend the lease. How many of the leaseholders are in arrears for their service charge payments?