I'm in the process of porting my domestic mortgage to a BTL Platform Home Loans Ltd mortgage. I have been informed by my broker that I need a lawyer for this. I got in contact with the same Bodelwyddan conveyancing solicitor who acted on my behalf when I originally purchased the property. The fee estimate issued of £500 has taken me by surprise as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a tad steep. If you are prepared to spend time scrutinising quotes you could trim some of the cost by perhaps £100 plus VAT. That being said, providing that you were content with the assistance the firm offered you mightlive to regret opting for an an unknown lawyer. Don't forget to enquire that the firm can act for Platform Home Loans Ltd. Do utilise our search tool to select a Bodelwyddan conveyancing firm on the Platform Home Loans Ltd approved list of lawyers, which can often include conveyancing solicitors in Bodelwyddan.
Why do I have to pay up front when it comes to conveyancing in Bodelwyddan?
Where you are retaining lawyers for conveyancing in Bodelwyddan your solicitor will request that you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the purchase price then this will be required shortly ahead of contracts are exchanged. The closing balance that is due will be payable shortly before completion.
I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Bodelwyddan with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Is it possible to swap solicitor as I need to find a firm on the Lloyds TSB Bank conveyancing list. I hired a family conveyancing solicitor in Bodelwyddan five minutes from me but she is not approved by Lloyds TSB Bank
It would be our pleasure to assist you select a conveyancing solicitor in Bodelwyddan on the Lloyds TSB Bank panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Bodelwyddan. In making use of search facility on this site, you can compare fees for conveyancing solicitors in Bodelwyddan and beyond.
I've recently bought a leasehold property in Bodelwyddan. Do I have any liability for service charges relating to a period prior to completion of my purchase?
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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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 am the registered owner of a leasehold flat in Bodelwyddan, conveyancing having been completed in 2005. How much will my lease extension cost? Comparable properties in Bodelwyddan with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2087
You have 63 years unexpired we estimate the premium for your lease extension to span between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.