Just contacted my conveyancing solicitor in Llanarmon Yn Ial who conducted the legals two years ago asking for a conveyancing quote based on the same type of home move (a leasehold premises and a freehold property) of almost identical values with a home loan from Nationwide Building Society. I am now being quoted twice the amount. Should I look for an alternative firm of conveyancing solicitor?
The estimate does seem a tad overpriced. If you shop around you could get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, assuming were satisfied with the legal work the firm offered you mightlive to regret choosing an an untested lawyer. If is important to be sure that the solicitor can represent Nationwide Building Society. You can use our search tool to choose a Llanarmon Yn Ial conveyancing firm on the Nationwide Building Society approved list of lawyers, which can often include conveyancing solicitors in Llanarmon Yn Ial.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Llanarmon Yn Ial. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Given you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
My wife and I are intent on selling our house in Llanarmon Yn Ial and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Llanarmon Yn Ial lawyer would know this is not the case. It does beg the question why the purchasers used an online conveyancing outfit as opposed to a conveyancing solicitor in Llanarmon Yn Ial. Having lived in Llanarmon Yn Ial for three years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have been on the look out for a flat up to £195,000 and identified one round the corner in Llanarmon Yn Ial I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Llanarmon Yn Ial for this price, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan that many years may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
There are only 72 years unexpired on my flat in Llanarmon Yn Ial. I am keen to get lease extension but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the lessor. In some cases a specialist may be helpful to carry out a search and to produce an expert document to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Llanarmon Yn Ial.
I acquired a leasehold flat in Llanarmon Yn Ial, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Llanarmon Yn Ial with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2086
With 65 years unexpired we estimate the premium for your lease extension to be between £13,300 and £15,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.