I was recommended to a conveyancer who has given a fee estimate £995 for freehold conveyancing in Bala. I’m looking to sell a purpose built detached home for £125,000. Is this expensive? Is it above the norm for conveyancing in Bala?
The quote is fractionally on the expensive side. If you shop around you might get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, you mightcome to rue choosing an a cheaper solicitor. If is important to ensure that the conveyancer can also act for your mortgage company. Do employ our comparison tool to find a Bala conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Bala.
I had intended to instruct a conveyancing solicitor in Bala for our house purchase. Our financial adviser informed us that our bank HSBC Bank won't deal with them. Why is this not regarded as unfair competition?
Lenders normally restrict either the category or the number of conveyancing solicitors on their member panel. Typical examples of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, a few lenders have reduced the number of solicitor practices they use to act for them. Be aware that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains mixed views concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that thousands of law firms, including some in or near Bala only perform a couple conveyances a year.
I have a mortgage with Principality for my property in Bala. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention before renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel lawyer.
I can not work out if my bank requires a lease extension. I have called into my local Bala building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Bala conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the lawyer is on the mortgage company approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After much negotiation I have agreed a price on a house in Bala. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Soon after, the conveyancer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My husband and I are a couple of weeks into a residential purchase having been referred to solicitors by the local agent to handle our conveyancing in Bala. I am not happy. Could you help me find new solicitors?
A lawyer would need to be really bad in order to consider replacing them. Has the mortgage been generated? If so you need to inform them of the new contact details and ensure the mortgage documents are re-sent. Your conveyancer should be on the banks approved list to avoid supplemental costs and complications. That should be your first question of the new conveyancers. Our find a solicitor tool can help you find a bank approved solicitor for your home move in Bala
I work for a long established estate agency in Bala where we see a few leasehold sales put at risk as a result of short leases. I have been given contradictory information from local Bala conveyancing firms. Could you clarify whether the owner of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I invested in buying a 1st floor flat in Bala, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bala with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease expires on 21st October 2082
You have 63 years left to run we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.