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Recently asked questions about conveyancing in Llanishen

I was referred a lawyer who has given a fee calculation of £1150 for fixed fee conveyancing in Llanishen. I am selling a Victorian property for £125,000. Is this expensive? Is it in excess of the average fee for conveyancing in Llanishen?

The quote is slightly on the high side. Where you are willing to invest time contrasting prices you may be able to get the conveyancing a bit cheaper by say £125. That being said, you couldlive to rue choosing an an untested conveyancer. Don't forget to ensure the conveyancer can act for your mortgage company. Do utilise our comparison tool to locate a Llanishen conveyancing company on the lender’s conveyancing panel which can often include conveyancing solicitors in Llanishen.

Would the conveyancing lawyers that you recommend carry out attended exchange conveyancing in Llanishen?

We do have a number of conveyancing specialists who can conduct personalised exchanges. You should e-mail us to obtain a costs illustration and details as to availability.

Just had an offer accepted on a new build flat in Llanishen. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Llanishen

    Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Am I best advised to go with a Llanishen conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the conveyancing but her office is a couple of hundredmiles drive away.

The primary upside of using a local Llanishen conveyancing firm is that you can attend the office to sign documents, hand in your identification documents and apply pressure on them if necessary. Having local Llanishen know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and they were content that should surpass using an unknown Llanishen conveyancing lawyer just because they are based in the area.

Back In 2002, I bought a leasehold flat in Llanishen. Conveyancing and TSB mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Llanishen who acted for me is not around. Any advice?

The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Llanishen conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a garden flat in Llanishen, conveyancing was carried out in 2012. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Llanishen with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2077

With 58 years remaining on your lease we estimate the premium for your lease extension to be between £23,800 and £27,400 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

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