Please explain the implications if my solicitor is removed from the Virgin Money Solicitor panel ahead of completing my conveyancing in Cardigan?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I require expedited conveyancing in Cardigan as I am faced with pressure to complete inside one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you have the choice not to do searches although no law firm would recommend that you don't. With plenty of history conveyancing in Cardigan the following are examples of issues that can arise and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
Have purchased a a semi-detached house in Cardigan , What is the estimated time for the Land Registry to register my title? My Cardigan conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
There is nothing unique when it comes to conveyancing in Cardigan registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry have to notify any other parties. As of today in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration occurs once the buyer is living at the property so post completion formalities is not always an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
Am I right to be suspicious that estate agents that I am dealing with are recommending an internet conveyancing firm rather than a local Cardigan conveyancing company?
As is the case with many service providers, often referrals from family and friends can be most helpful. Nevertheless there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend conveyancers to instruct. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. You need to be aware that most banks operate an approved list of lawyers you have to use for the lender aspect of your conveyancing.
I work for a reputable estate agent office in Cardigan where we see a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Cardigan conveyancing solicitors. Can you clarify whether the owner of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a garden flat in Cardigan, conveyancing having been completed October 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Cardigan with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2089
You have 68 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus 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 supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.