I have recentlydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Llanberis for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llanberis conveyancing specialists.
I'm purchasing a new build house in Llanberis benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not reveal to my lawyer about the deal as it would jeopardize my mortgage with the lender. Should I keep quiet?.
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.
I was recommended by two or three local estate agents in Llanberis to get a quote from a conveyancer on your site. What’s the financial advantage for Estate Agents to market your site ahead of another?
We refuse to give any financial incentive for sending work in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am on look out for some leasehold conveyancing in Llanberis. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Llanberis - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a ground floor flat in Llanberis, conveyancing was carried out 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Llanberis with a long lease are worth £190,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2081
You have 62 years left to run we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as 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 the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Are you able to confirm the nature of conveyancing provided by Llanberis conveyancing solicitors?
Almost all Llanberis conveyancing firms can offer a broad range of services to residential and agricultural land proprietors, vendors, investors, freeholders and leaseholders which may include:
Residential sale conveyancing in Llanberis or nationally
Private residential purchase conveyancing in Llanberis and also around the country
Transfers of Equity - varying the property into joint or sole names Enfranchisement - including collective acquisitions of freeholds and lease extensions Shared ownership conveyancing nationwide rather than isolated to Llanberis Staircasing i.e. buying extra shares of a property that has been purchased through a shared ownership scheme