I am looking to buy a flat and require a conveyancing solicitor in Bodelwyddan who is on the Nottingham Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nottingham Building Society in certain locations such as Bodelwyddan. We dont recommend any particular firm.
I am assisting my niece sell her property in Bodelwyddan. Will the solicitor order the energy assessment or it is for me to see to?
After the abolition of HIPs, EPC’s became a required part of selling a property. An energy performance certificate should be commissioned prior to the property being marketed. It is not something that law firms normally arrange. If you are using a Bodelwyddan conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with long established local energy assessors
This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Bodelwyddan. Do I receive the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Bodelwyddan?
On the day of completion you do not need to go to the conveyancers office in Bodelwyddan. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be called to receive the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I have instructed a Bodelwyddan property lawyer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 lawyer 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 Bodelwyddan postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Bodelwyddan.
Should our solicitor be raising enquiries about flooding during the conveyancing in Bodelwyddan.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Bodelwyddan. There are those who purchase a property in Bodelwyddan, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Bodelwyddan. The standard information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover whether the property has suffered from flooding. If the property has been flooded in past which is not revealed by the seller, then a buyer may bring a compensation claim stemming from an incorrect reply. The purchaser’s conveyancers will also commission an enviro search. This will higlight whether there is a recorded flood risk. If so, additional investigations should be made.
The deeds to my property are lost. The lawyers who dealt with the conveyancing in Bodelwyddan 10 years ago are no longer around. What are my options?
In today’s world there are copies made of almost everything, and your solicitor will be aware exactly where to locate all the appropriate documentation so you can buy or sell your house without a hitch. If duplicates can’t be found, your solicitor can put in place insurance or indemnities against future claims on the property.
Can you offer any advice when it comes to choosing a Bodelwyddan conveyancing practice to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Bodelwyddan conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Bodelwyddan conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
What volume of lease extensions have they conducted in Bodelwyddan in the last 12 months?
I purchased a 1 bedroom flat in Bodelwyddan, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Bodelwyddan with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2087
With only 67 years remaining on your lease the likely cost is going to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.