AssumingI was to purchase a simple residential homein Ewloe for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Ewloe?
The sole reduction in fees you would achieve is the Ewloe conveyancing searches. A solicitor is required to do the vast majority of work - money laundering, correspond with the sellers conveyancer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge however it won't be a lot.
What is the first thing I need to know regarding purchase conveyancing in Ewloe?
You may not hear this from too many lawyers but conveyancing in Ewloe and elsewhere in Flintshire is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the legal transfer of property. For example, the seller, property agent and even potentially your lender. Appointing a law firm for your conveyancing in Ewloe an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to protect your best interests and to protect you.
Every so often a third party with a vested interest may attempt to persuade you that you should follow their advice. As an example, the property agent may claim to be helping by suggesting your solicitor is wrong. Or your financial adviser may advise you to do take action that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
I require fast conveyancing in Ewloe as I am faced with pressure to complete inside 2 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are are a cash buyer you are at liberty not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Ewloe the following are instances of issues that can show up and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...
I am looking for a flat up to £245,000 and identified one close by in Ewloe I like with amenity areas and transport links in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Ewloe in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
I own a leasehold house in Ewloe. Conveyancing and Alliance & Leicester mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Ewloe who previously acted has long since retired. What should I do?
The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Ewloe conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 1st floor flat in Ewloe, conveyancing formalities finalised June 1997. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Ewloe with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2096
You have 72 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to 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.