If you had a top tip for choosing a conveyancing solicitor in Blackwood what would it be?
It would be unwise to be tempted by the lowest Blackwood conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Can I be sure that the Blackwood conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Blackwood obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.
I have paid off my mortgage with Principality. I assume I don't need a Blackwood property lawyer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a property in Blackwood? or I am told that there is a law dating back centuries that could mean that owners of property living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Blackwood?
Unless a prior acquisition of the property took place post 12 October 2013 you may take it that solicitors handling conveyancing in Blackwood to remain encouraging a chancel search and or insurance against a claim.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Blackwood I like with open areas and railway links in the vicinity, however it only has 51 years on the lease. There is not much else in Blackwood in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage that many years will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
My husband and I are 14 days into a leasehold purchase having been directed to a firm by the high street agent to handle our conveyancing in Blackwood. I am am extremely frustrated with the level of service. Can you you assist me in finding new solicitors?
They would need to be really bad in order to consider replacing them. Has the mortgage been generated? If so you must inform them of the replacement conveyancer and have the loan are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental fees and complications. So that should be your starting point. The find a solicitor tool will help you find a bank approved lawyer for your conveyancing in Blackwood
I work for a busy estate agency in Blackwood where we see a number of leasehold sales put at risk due to short leases. I have been given contradictory information from local Blackwood conveyancing firms. Please can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. 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.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 inherited a basement flat in Blackwood, conveyancing having been completed in 1996. How much will my lease extension cost? Equivalent properties in Blackwood with a long lease are worth £206,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2089
With just 65 years left to run the likely cost is going to range between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. 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 take any other action placing reliance on this information before seeking the advice of a professional.