Can the conveyancing practitioners identified via your search tool conduct auction conveyancing in Cyncoed?
We know of a number of auction practitioners we can put you in touch with those conducting auction conveyancing. Cyncoed is one of our areas of in which our lawyers have offices.
I had intended to instruct a conveyancing solicitor in Cyncoed for our house purchase. Our financial adviser has since notified us that our mortgage lenders National Westminster Bank won't deal with them. Why is this not regarded as unfair competition?
A lender will require a panel conveyancer act for it. Borrowers are liable to meet the charges for this. Do use our tool to get a quote from a solicitor to conduct conveyancing in Cyncoed on the National Westminster Bank member panel.
I am the single recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Cyncoed. The Cyncoed property was put into my name in June. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the house in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view banks take of it, depend on the lender as this requirement is chiefly there to capture subsales or the flipping of property.
We expect to receive a DIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Cyncoed solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Cyncoed solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I'm spending time viewing apartments in Cyncoed and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Skipton.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
As co-executor for the estate of my aunt I am disposing of a house in Swansea but reside in Cyncoed. My conveyancer (based 260 kilometers from meneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Cyncoed to witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Cyncoed based
Having checked my lease I have discovered that there are only Fifty years unexpired on my lease in Cyncoed. I need to get lease extension but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the lessor. In some cases a specialist should be helpful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the application to the County Court overseeing Cyncoed.
I acquired a leasehold flat in Cyncoed, conveyancing having been completed 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Cyncoed with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2088
With just 66 years left to run we estimate the premium for your lease extension to be between £11,400 and £13,200 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.