Can you help - my lawyer says that lack of planning permission insurance is needed on my purchase. What is the level of cover for Blackwood conveyancing?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I have instructed a Blackwood solicitor having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blackwood postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Blackwood.
Our sealed bid on a semi in Blackwood has been accepted, the vendors do nevertheless have a connected purchase. The sellers have offered on a flat, but it’s not been accepted yet, and have viewings of other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Blackwood. What should be my next step? When should I get the mortgage application with Bank of Ireland started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Blackwood conveyancing search costs, etc). First, you should ensure that your conveyancer is on the Bank of Ireland approved list. Concerning the subsequent stages this very much depends on the circumstances of your case, attraction to the property and on the state of the market. In a rising market some home buyers will apply for the mortgage with Bank of Ireland and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with searches.
I moved into my flat on 4 September and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Blackwood expressed confidence that it will be concluded in less than a month. Are transfers in Blackwood particularly slow to register?
As far as conveyancing in Blackwood registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today in the region of three quarters of such applications are completed in less than three weeks but occasionally there can be longer hold-ups. Registration takes place once the new owner is living at the property thus 'speed' is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
My cousin has recommend that I instruct his conveyancing solicitors in Blackwood. Do I follow his recommendation?
There are no two ways about it it’s preferable to select a conveyancing solicitor is to have referrals from friends or family who have previously instructed the conveyancer that you are considering.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £150,000 garden flat in Blackwood on Wednesday in a week. The management company has quoted £372 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Blackwood?
Blackwood conveyancing on leasehold maisonettes normally involves the buyer’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be willing to do so. They are at liberty to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge levied by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration charges, without which the invoice is not strictly payable. In reality you have little choice but to pay whatever is requested of you if you want to sell the property.
I bought a 2 bed flat in Blackwood, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Blackwood with an extended lease are worth £185,000. The ground rent is £65 yearly. The lease ends on 21st October 2078
With just 60 years remaining on your lease we estimate the price of your lease extension to range between £20,000 and £23,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns 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 before seeking the advice of a professional.
My wife and I have recently appointed a conveyancing solicitor in Blackwood. I need to find out if they are listed on the bank's approved list of lawyers. Could you or the bank confirm if they are on the panel?
One option is to contact the lawyer to check if they are on the lender's panel. Alternatively please get in touch with us and we can make some checks for you. Should the firm not be on the bank panel we can certainly arrange a quality conveyancing solicitor in Blackwood on the panel for your lender.