My husband and I are buying a new build apartment in Llanarmon Yn Ial and my conveyancer is informing me that she is duty bound to the bank to reveal incentives from the builder. I am on a tight deadline to sign contracts and my preference is not to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
How up to date is your database of Llanarmon Yn Ial solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Llanarmon Yn Ial conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Should my conveyancer be raising questions regarding flooding during the conveyancing in Llanarmon Yn Ial.
Flooding is a growing risk for solicitors carrying out conveyancing in Llanarmon Yn Ial. There are those who buy a property in Llanarmon Yn Ial, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a numerous checks that can be initiated by the buyer or by their lawyers which should figure out the risks in Llanarmon Yn Ial. The conventional set of property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a purchaser may bring a claim for damages stemming from an inaccurate answer. The purchaser’s conveyancers may also conduct an environmental search. This should reveal if there is any known flood risk. If so, further investigations will need to be made.
In my capacity as executor for the will of my aunt I am disposing of a house in Neath but reside in Llanarmon Yn Ial. My conveyancer (approximately 250 miles awayneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Llanarmon Yn Ial to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Llanarmon Yn Ial
I own a leasehold house in Llanarmon Yn Ial. Conveyancing and National Westminster Bank mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Llanarmon Yn Ial who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Llanarmon Yn Ial conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a leasehold flat in Llanarmon Yn Ial, conveyancing having been completed 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? Similar properties in Llanarmon Yn Ial with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2089
With just 70 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.