We are hoping to purchase a 1 bedroom apartment in Carmarthenshire with a mortgage. We would like to retain our Carmarthenshire solicitor, however the bank says he's not on their "panel". It appears that we have no choice but to instruct one of the mortgage company panel conveyancing practices or retain our Carmarthenshire property lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Carmarthenshire conveyancing solicitor to apply to be on the conveyancing panel.
I purchased a freehold residence in Carmarthenshire but still charged rent, why is this and what is this?
It’s unusual for properties in Carmarthenshire and has limited impact for conveyancing in Carmarthenshire but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I need some quick conveyancing in Carmarthenshire as I am faced with pressure to exchange contracts within 2 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you are at free not to have searches carried out although no lawyer would recommend that you don't. With plenty of history conveyancing in Carmarthenshire the following are instances of issues that can be revealed and therefore impact the marketability of the property: Enforcement Actions, Overdue Fees, Outstanding Grants, Road Schemes,...
Am I right to be suspicious by brokers that I am dealing with are recommending a factory type conveyancing firm rather than a local Carmarthenshire conveyancing company?
As with many service providers, often input from family and friends can be most helpful. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward conveyancers to appoint. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the endorsement. You are at liberty to select your own lawyer. Don't forget that many banks specify a panel list of law firms you are obliged to use for the lender related work in your house move.
We expect to complete the disposal of our £450,000 maisonette in Carmarthenshire next week. The managing agents has quoted £312 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Carmarthenshire?
Carmarthenshire conveyancing on leasehold apartments usually involves the buyer’s solicitor sending enquiries for the landlord to address. Although the landlord is not legally bound to respond to these enquiries most will be willing to do so. They may invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some cases it exceeds £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, without which the invoice is technically not due. Reality however dictates that you have little option but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I invested in buying a ground floor flat in Carmarthenshire, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Carmarthenshire with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2083
With 59 years remaining on your lease we estimate the premium for your lease extension to be between £20,900 and £24,200 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.