I am getting a mortgage with Santander. I would like to retain the legal services of a Licensed Conveyancer in Borth. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Borth is where the house is located. Can you offer any opinion?
Flying freeholds in Borth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Borth you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Borth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I best advised to instruct a Borth conveyancing practitioner based in the location that I am purchasing? An old friend can perform the legal formalities but her office is approximately 350miles away.
The benefit of a local Borth conveyancing firm is that you can drop in to sign documents, deliver your ID and apply pressure on them where appropriate. They will also have local intelligence which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were impressed that must outweigh using an unknown Borth conveyancing lawyer just because they are local.
Having had my offer accepted I require leasehold conveyancing in Borth. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is registered - and most are in Borth - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a ground floor flat in Borth, conveyancing was carried out in 2009. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Borth with an extended lease are worth £202,000. The ground rent is £60 invoiced every year. The lease ends on 21st October 2075
With just 57 years remaining on your lease the likely cost is going to span between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you 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.
What are my options where I am unhappy with the conveyancing practitioner who handled our conveyancing in Borth?
We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. Nevertheless there is recourse if you were not happy with your conveyancing in Borth. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.