I am helping my aunt sell her flat in Coedpoeth. Will the conveyancing solicitor order an energy performance certificate or should I organise this?

After the abolition of Home Packs, EPC’s was maintained a compulsory part of selling a property. An energy performance certificate needs to be commissioned in advance of the property being marketed. It is not something that solicitors ordinarily arrange. Where you are instructing a Coedpoeth conveyancing lawyer they might be able to arrange energy assessments given their relationships with reputable Coedpoeth accredited person

My wife and I have arranged the release of further monies on our mortgage from UBS as we wish to carry out alterations to our property in Coedpoeth. Do we need to appoint a local Coedpoeth solicitor on the UBS conveyancing panel to deal with the paperwork?

UBS don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.

I have decided to exercise my right to buy my property in Coedpoeth off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

3 months have elapsed following my purchase conveyancing in Coedpoeth completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build house in Coedpoeth with a loan from Bank of Scotland. The developers would not budge the price so I negotiated £7000 of additionals instead. The house builders rep told me not disclose to my solicitor about the side-deal as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

As co-executor for the estate of my aunt I am selling a property in Swansea but reside in Coedpoeth. My conveyancer (who is 300 kilometers from merequires that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Coedpoeth to witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Coedpoeth

All being well we will complete our sale of a £425,000 garden flat in Coedpoeth in just under a week. The managing agents has quoted £360 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Coedpoeth?

For the majority of leasehold sales in Coedpoeth conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-exchange questions Where consent is required before sale in Coedpoeth Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Coedpoeth leasehold premises is £350. For Coedpoeth conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I bought a ground floor flat in Coedpoeth, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Equivalent properties in Coedpoeth with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease runs out on 21st October 2085

With just 61 years left to run we estimate the price of your lease extension to range between £18,100 and £20,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.