It has come to my attention via my lender that my Dulas and Nebo solicitor is not on the mortgage company Conveyancing panel. How can I be certain whether this is indeed the case?
Your first step should be to call your Dulas and Nebo lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they may recommend you to a Dulas and Nebo conveyancing firm that is on the conveyancing panel for your lender.
I have paid off my mortgage with Co-operative. I assume I don't need a Dulas and Nebo lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being pedantic. The Dulas and Nebo solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on an apartment in Dulas and Nebo on 17/12/2018, valuation was booked five days later, all came back fine. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Dulas and Nebo I like with open areas and station in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Dulas and Nebo suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan that many years may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Should I use a Dulas and Nebo conveyancing solicitor based in the area that I am purchasing? An old friend can conduct the legal formalities but they are based 200miles away.
The primary upside of using a high street Dulas and Nebo conveyancing practice is that you can visit the firm to sign documents, hand in your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were impressed that must surpass using an unfamiliar Dulas and Nebo conveyancing solicitor just because they are based in the area.
Having checked my lease I have discovered that there are only 62 years unexpired on my flat in Dulas and Nebo. I am keen to get lease extension but my landlord is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the lessor. For most situations an enquiry agent may be helpful to conduct investigations 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 conveyancer both on devolving into the landlord’s disappearance and the application to the County Court covering Dulas and Nebo.
I own a split level flat in Dulas and Nebo, conveyancing formalities finalised in 1998. Can you work out an approximate cost of a lease extension? Corresponding properties in Dulas and Nebo with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2093
You have 74 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.