We are buying a property and require a conveyancing solicitor in Irlam who is on the Principality approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Irlam.
My home in Irlam is up for sale and I have a purchaser. Does the lawyer have to be on the HSBC conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
3 months have elapsed since my purchase conveyancing in Irlam took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Last February I purchased a leasehold property in Irlam. 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 owner 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 invested in buying a garden flat in Irlam, conveyancing having been completed in 2004. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Irlam with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2081
You have 62 years remaining on your lease the likely cost is going to span between £17,100 and £19,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
I purchased a flat in Irlam last 12/4/2018 and to date it is still not registered with HM Land Registry. It was part of a development site and my conveyancing practitioner told me that it may take 12 months to complete the registration formalities. I have contacted the Land Registry directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
get in touch with your lawyer - if you are not getting sensible responses, enquire as to their internal complaints procedure and amplify your concerns to a Partner. Registrations for Irlam conveyancing are not known to be particularly slow.