Is the fact that my conveyancer in Aberporth is not identified on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor 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 Aberporth conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can the conveyancing solicitors that you recommend handle conveyancing in Aberporth by way of an attended exchange?
There are a few conveyancing specialists who can conduct personalised exchanges. Do call us to get a fee calculation and details as to availability.
I just acquired a house at auction in Aberporth. Conveyancing is required. What is next?
Given that you have now exchanged you must find a conveyancing practitioner quickly as you are facing a pending a drop dead date to complete the property. Every auction property should have an associated legal pack. This will include evidence of title and search results. If you have purchased leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You must hand this to the lawyer working for you at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
I am expecting a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Aberporth solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Aberporth solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
At last I have had an offer on a maisonette in Aberporth agreed to, the owners do however have a tied purchase. The owners have offered on on an apartment, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Aberporth. What should be my next step? At what stage do I apply for the mortgage with Yorkshire BS?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then survey, Aberporth conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the Yorkshire BS conveyancing panel. Regarding the subsequent stages this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. During a buoyant market some purchasers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with the conveyancing in Aberporth.
I am looking for a ground for flat up to £195,000 and found one round the corner in Aberporth I like with a park and station nearby, however it's only got 61 remaining years left on the lease. There is not much else in Aberporth for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
Having had my offer accepted I require leasehold conveyancing in Aberporth. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is registered - and 99.9% are in Aberporth - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a basement flat in Aberporth, conveyancing formalities finalised in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Aberporth with a long lease are worth £260,000. The ground rent is £45 per annum. The lease terminates on 21st October 2094
With only 74 years unexpired the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.