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Find a Creigiau Conveyancing Solictior on Your Lender’s Panel

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Recently asked questions about conveyancing in Creigiau

My wife and I are refinancing our flat in Creigiau with Nottingham. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this form unique to the Nottingham conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nottingham. This is solely used to protect Nottingham if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nottingham had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Having sold my house in Creigiau last May yet the purchaser is e-mailing every few hours to moan that their conveyancer is waiting to hear from myconveyancer. What should have happened now that I have sold?

After completion of your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your solicitor must also evidence that the home loan has been paid off to the buyers lawyers. There are no post completion requirements just for conveyancing in Creigiau.

How does conveyancing in Creigiau differ for newly converted properties?

Most buyers of new build residence in Creigiau contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because developers in Creigiau usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Creigiau or who has acted in the same development.

If all goes to plan we aim to complete the disposal of our £375,000 flat in Creigiau in just under a week. The management company has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Creigiau?

Creigiau conveyancing on leasehold apartments typically involves administration charges raised by freeholders :

    Answering pre-contract questions Where consent is required before sale in Creigiau 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 Creigiau leasehold premises is £350. For Creigiau 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 obliged to provide answers.

I inherited a 1 bedroom flat in Creigiau, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable flats in Creigiau with over 90 years remaining are worth £195,000. The ground rent is £45 per annum. The lease ends on 21st October 2084

You have 63 years left to run we estimate the premium for your lease extension to range between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

I'm remortgaging a house in Creigiau. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name as listed on the regulator's website. Should I be concerned?

Not every individual in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.

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