I am in need of a property lawyer. Should I go for for a nationwide conveyancer as opposed to a family Abertillery conveyancing lawyer?
Abertillery is a special area, where neighbourhood experience counts for a lot. The laid-back lifestyle has it’s attractions – but not when it comes to your house move. The property lawyers that we endorse display a wealth of Abertillery knowledge with a positive, hands-onapproach that ensures the conveyancing to progress with the minimum of fuss. It is a definite plus if they enjoy good connections with financial advisers, local authorities, valuers and other Abertillery conveyancing practices
My lawyer in Abertillery is not listed on the National Westminster Bank Approved Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the National Westminster Bank approved list?
The limited options available to you here include:
- Complete the purchase with your preferred Abertillery solicitors but National Westminster Bank will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees and cause delays.
- Find a new practitioner to to deal with the conveyancing, remembering to check they are Persuade your conveyancer to use their best endeavours to join the National Westminster Bank conveyancing panel
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Abertillery is the location of the property. Can you shed any light on this issue?
Flying freeholds in Abertillery are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Abertillery you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abertillery may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We're first time buyers - had an offer accepted, yet the selling agent told us that the owners will only go ahead if we appoint the agent's recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Abertillery
It is highly unlikely the owners are behind this. If they require ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your preferred Abertillery conveyancing lawyers - as opposed tothose that will give the negotiator at the agency a commission or meet his conveyancing figures set by head office.
Last October I purchased a leasehold property in Abertillery. Am I liable to pay service charges relating to a period prior to completion of my purchase?
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. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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 invested in buying a studio flat in Abertillery, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Similar properties in Abertillery with over 90 years remaining are worth £195,000. The ground rent is £45 per annum. The lease expires on 21st October 2081
You have 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.