I am assisting my aunt sell her property in Aberporth. Will the conveyancer order the energy performance certificate or should I organise this?
After the abolition of Home Information Packs, EPC’s was retained a compulsory part of selling a house. An energy assessment needs to be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally organise. Where you are instructing a Aberporth conveyancing practitioner they may help arrange energy assessments given their relationships with reputable local accredited person
My wife and I purchasing a terrace house in Aberporth. Our aim is to an extension at the rear at the house.Will the conveyancing process involve investigations to determine if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Aberporth will on occasion identify restrictions in the title documents which restrict certain alterations or necessitated the permission of another owner. Many additions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
We expect to receive a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Aberporth solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Aberporth solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
four months have elapsed following my purchase conveyancing in Aberporth completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey carried out on a house in Aberporth before instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may not give a mortgage on such a house.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Aberporth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Aberporth to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the will of my father I am selling a residence in Swansea but live in Aberporth. My lawyer (based 235 kilometers awayneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Aberporth who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Aberporth
What advice can you give us when it comes to finding a Aberporth conveyancing firm to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Aberporth conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Aberporth conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
If they are not ALEP accredited then what is the reason? What are the charges for lease extension work?
I own a 1st floor flat in Aberporth, conveyancing was carried out half a dozen 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 Aberporth with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2070
You have 51 years unexpired the likely cost is going to range between £30,400 and £35,200 as well as 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 extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.