Are the Llanbrynmair conveyancing solicitors identified as being on the Nottingham conveyancing panel, together with their details provided by Nottingham?
Llanbrynmair conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
My property lawyer in Llanbrynmair has never been on on the Platform Home Loans Ltd Approved Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Platform Home Loans Ltd panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Llanbrynmair solicitors but Platform Home Loans Ltd will need to instruct a lawyer on their panel. This will inevitably rack up the total legal charges as well as cause frustration.
- Get an alternative practitioner to to deal with the purchase, remembering to check they are Convince your lawyer to do everything within their powers to join the Platform Home Loans Ltd conveyancing panel
I require fast conveyancing in Llanbrynmair as I have an ultimatum to complete within 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Llanbrynmair the following are instances of issues that can show up and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I own a semi-detached Victorian house in Llanbrynmair. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanbrynmair and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who conducted the purchase.
I am employed by a long established estate agent office in Llanbrynmair where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Llanbrynmair conveyancing solicitors. Could you clarify whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a garden flat in Llanbrynmair, conveyancing formalities finalised in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Llanbrynmair with a long lease are worth £206,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2090
With just 65 years remaining on your lease the likely cost is going to span between £13,300 and £15,400 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 a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.