My wife and I have recently appointed a conveyancing solicitor in Llanishen. I I would like to check if they are accepted on the Bank of Ireland conveyancing panel. Could you help?
The first thing you should do is e-mail your solicitor and ask them if they are on the lender panel. Alternatively you can call Bank of Ireland who may be able to confirm.
Will my lawyer be making enquiries about flooding during the conveyancing in Llanishen.
Flooding is a growing risk for solicitors dealing with homes in Llanishen. Plenty of people will acquire a property in Llanishen, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a number of checks that may be undertaken by the buyer or by their lawyers which should give them a better understanding of the risks in Llanishen. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine if the premises has ever been flooded. If flooding has previously occurred and is not disclosed by the seller, then a purchaser may bring a legal claim for losses resulting from an inaccurate reply. A purchaser’s lawyers may also conduct an environmental search. This should indicate whether there is any known flood risk. If so, additional inquiries should be initiated.
Just bought a terraced house in Llanishen , how long will it take for the Land Registry to register the transfer to my name? My Llanishen conveyancing solicitor works at snail pace, so I want to be certain that my name is recorded.
As far as conveyancing in Llanishen registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any other parties. Currently approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Registration takes place after the purchaser has moved in to the property so post completion formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
As co-executor for the estate of my grandmother I am disposing of a house in Newport but reside in Llanishen. My solicitor (approximately 200 miles awayhas requested that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Llanishen to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Llanishen
What advice can you give us when it comes to finding a Llanishen conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Llanishen conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Llanishen conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
How familiar is the firm with lease extension legislation? What volume of lease extensions has the firm carried out in Llanishen in the last year?
I purchased a garden flat in Llanishen, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Llanishen with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2088
With 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.