Just contacted my conveyancing lawyer in Cardiff who acted for me 18 months ago asking for a conveyancing costs illustration based on the same type of house move (a leasehold residence and a freehold premises) of almost identical values with a loan from Santander. It looks as though am now being quoted double. Am I right to be tempted to shop around for a cheaper internet firm of conveyancing solicitor?
The charges are a little high. Where you are prepared to expend time contrasting charges you might decrease the fees marginally by as much as £100 plus VAT. On the other hand, if you were happy with the service the firm offered you mightcome to regret choosing an an untested solicitor. Remember to be sure that the conveyancer can act for Santander. Do utilise our search tool to choose a Cardiff conveyancing firm on the Santander member panel, which can often include conveyancing solicitors in Cardiff.
Completed the sale of my flat in Cardiff last November yet the purchaser is Skype messaging every few hours complaining that his lawyer needs to hear from mine. What should have happened following completion?
After completion of your disposal your solicitor is obliged to forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There is unlikely to be post completion steps unique to conveyancing in Cardiff.
Just had an offer accepted on a new build flat in Cardiff. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Cardiff
Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Cardiff I like with amenity areas and railway links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Cardiff in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the shortness of the lease may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Last November I purchased a leasehold house in Cardiff. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner 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. It is an essential part 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 purchased a 1 bedroom flat in Cardiff, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Cardiff with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease comes to an end on 21st October 2080
With 60 years remaining on your lease we estimate the price of your lease extension to span between £20,000 and £23,000 as well as 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 renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.