Do the conveyancing lawyers identified via your search tool execute auction conveyancing in Hirwaun?
We know of a few niche practitioners we can put you in touch with those who can conduct auction conveyancing. Hirwaun is just one of the many areas of where our lawyers have a presence.
I own a freehold premises in Hirwaun but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Hirwaun and has limited impact for conveyancing in Hirwaun but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
I am helping my niece sell her house in Hirwaun. Does the conveyancer order the energy performance certificate or it is for me to see to?
After the abolition of Home Information Packs, energy performance certificates remained a mandatory component of selling a house. An energy assessment needs to be to hand in advance of the property being placed on the market. This is not as aspect of the sale process that law firms ordinarily organise. Where you are using a Hirwaun conveyancing practitioner they may help arrange energy performance certificates due to their relationships with reputable Hirwaun assessors
A relative advised me that in purchasing a property in Hirwaun there may be various restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Hirwaun which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Hirwaun should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Nationwide, do Hirwaun lawyers face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am buying my first flat in Hirwaun with a mortgage from Barclays Direct. The builders refused to reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my solicitor about this extras as it will affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Back In 2000, I bought a leasehold house in Hirwaun. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Hirwaun who acted for me is not around. Do I pay?
First make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Hirwaun conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a leasehold flat in Hirwaun, conveyancing having been completed in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Hirwaun with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2087
With 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.