Our mortgage company has recommended a law firm on their panel based in Bryn Y Baal but I would rather choose a conveyancing lawyer in Bryn Y Baal or nearer to where I live. Can you help?
Far from all Bryn Y Baal conveyancing practices are approved and listed on all lender’s conveyancing panel. Use our search tool to find a Bryn Y Baal conveyancing conveyancer on the on the bank panel.
I have todaybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Bryn Y Baal for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bryn Y Baal conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Bryn Y Baal is where the house is located. What do you suggest?
Flying freeholds in Bryn Y Baal are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bryn Y Baal you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bryn Y Baal 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.
Given that I am about to spend over three hundred thousand on a garden flat in Bryn Y Baal I would like to have a conversation with the conveyancer concerning thehouse move before instructing the firm. Can this be arranged?
Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your conveyancing in Bryn Y Baal.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Bryn Y Baal should be the amount on the final invoice that you end up paying.
Last December I purchased a leasehold house in Bryn Y Baal. Do I have any liability for service charges for periods before my ownership?
In a situation 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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 inherited a basement flat in Bryn Y Baal, 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 properties in Bryn Y Baal with a long lease are worth £190,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2082
With 61 years remaining on your lease the likely cost is going to range between £19,000 and £22,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.