Please help. My Bryn Y Baal lawyer is informing me me that he has toorder Bryn Y Baal conveyancing searches becausethe firm are on the HSBCconveyancing panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Bryn Y Baal conveyancing searches.
We are planning to acquire a flat and need a conveyancing solicitor in Bryn Y Baal who is on the Nottingham conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Bryn Y Baal.
I have Fifty Six years unexpired on my lease and need a lease extension for my apartment in Bryn Y Baal. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 2/10/2019 the requirements read as follows :
We had chosen conveyancing lawyers based in Bryn Y Baal on the Skipton solicitor approved list. They have just invoiced me a separate amount for dealing with the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not set by Skipton but by your Bryn Y Baal conveyancer. Plenty of firms on the Skipton panel will levy ’dealing with mortgage’ fee and others do not.
We were going to get a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Bryn Y Baal solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Bryn Y Baal solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bryn Y Baal solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 Bryn Y Baal postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Bryn Y Baal.
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Bryn Y Baal. Conveyancing advisers have are about to be appointed. Will they explain the issues?
Most houses in Bryn Y Baal are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Bryn Y Baal so you should seriously consider looking for a Bryn Y Baal conveyancing practitioner and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer will advise you fully on all the issues.
I am the registered owner of a ground floor flat in Bryn Y Baal, conveyancing having been completed 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Bryn Y Baal with an extended lease are worth £180,000. The ground rent is £65 per annum. The lease finishes on 21st October 2077
You have 58 years left to run we estimate the price of your lease extension to be between £21,900 and £25,200 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.