I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Aberbargoed. Almost all the flats have already been disposed of. Is it strictly necessary to order neighbourhood searches for my conveyancing in Aberbargoed?
You would be putting yourself at risk in not carrying out Aberbargoed conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that you have them. If timings and cost are top of your issues you should discuss with your solicitor about the options such as lack of search insurance available to you
We're in Aberbargoed, First timers buying with a mortgage (lender is Nationwide , and our solicitor is on the Nationwide conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am using a search engine for the phrase cheap conveyancing in Aberbargoed it brings up many conveyancerslocally. With so much choice what is the best way to find the right conveyancing solicitor for me?
The preferential way of finding a suitable conveyancer is through a personal referral, so seek the guidance of friends and family who have acquired a property in Aberbargoed or the respected estate agent or mortgage broker. Fees for conveyancing in Aberbargoed vary, so it's a good idea to request at least four quotes from varying types of solicitors. Make sure that you clarify that the fees are fixed.
I've recently bought a leasehold flat in Aberbargoed. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a 1st floor flat in Aberbargoed, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Aberbargoed with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2086
With 66 years unexpired we estimate the premium for your lease extension to be between £11,400 and £13,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
How does one as executor remove a departed person's name from the title deeds for a house in Aberbargoed?
Where a Aberbargoed property is jointly owned and one of the proprietors passes away, the name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a sale you would just be asked to evidence as to the reason the co proprietor is missing from the transfer, such as a grant of probate.
With a view to making the sale conveyancing smoother for the sale of the property you may apply to have the deceased party erased from the title register by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.