Me and my wife are purchasing property in Henllan. My Conveyancer is not listed on the mortgage company solicitor panel. Am I still permitted to use my Henllan conveyancing solicitor even though they are not on the lender list of approved lawyers?
One will need to appoint a conveyancing practitioner to complete the legal work required if you take out a mortgage to purchase your property. They will conduct all the essential investigations on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in place. One can instruct a Henllan conveyancer of your choice. However, where the solicitor appointed is not on the bank approved list further fees will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so provided your solicitor has not in the past applied for membership they should take the chance to apply.
The vendors of the house we are looking to purchase hired a conveyancing solicitor in Henllan who has recommended a exclusivity contract with a payment 10k. Is it wise to enter into such agreements?
Exclusivity agreements are contracts between a property owner and prospective acquirer giving the buyer a ‘clear field’ to the sale of the property within a prescribed time frame. Essentially, a lock out agreement is a contract stating that you will have a contract at a later time which is the contract for the actual sale. It tends to be used for buyer confidence though in some cases, the vendor may enjoy an upside from such agreements as well. There are various pros and cons to having an agreement but you need to check with your lawyer but beware that it may end up costing you more in conveyancing charges. For this these agreements are not popular when it comes to conveyancing in Henllan.
I used Arc property Solicitors a few years ago for my conveyancing in Henllan. Now, I need my documents however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Henllan of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Taking into account that I will soon spend £400,000 on a property in Henllan I would like to talk to a lawyer concerning thetransaction ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your conveyancing in Henllan.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Henllan should be the amount on the final invoice that you end up paying.
I've recently bought a leasehold property in Henllan. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a 1 bedroom flat in Henllan, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Henllan with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095
You have 76 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus costs.
The suggested premium range 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 without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.