We are looking to buy a flat and require a conveyancing solicitor in Machynlleth who is on the Barclays conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Machynlleth.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Machynlleth. Do I pick up the keys to the house on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Machynlleth?
On the day of completion you will not be required to attend the conveyancers office in Machynlleth. Your solicitors will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We had chosen conveyancing lawyers based in Machynlleth on the Nationwide solicitor approved list. They are now charging me a further fee for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. This fee is not set by Nationwide but by your Machynlleth property lawyer. Numerous firms on the Nationwide panel will quote an ‘acting for lender’ fee and others do not.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being problematic. The Machynlleth solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I completed on my home on 16 May and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Machynlleth said it will be dealt with in a couple of weeks. Are properties in Machynlleth particularly slow to register?
There is nothing unique when it comes to conveyancing in Machynlleth registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any interested parties. Currently approximately 80% of such applications are fully dealt with within 12 days but occasionally there can be protracted delays. Registration is effected after the buyer has moved in to the premises therefore 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.
My husband and I are first time buyers - had an offer accepted, yet the selling agent advised that the owners will only proceed if we use the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Machynlleth
We suspect that the seller is unaware of this demand. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Machynlleth conveyancing lawyers - not the ones that will provide their estate agent a introducer fee or hit his conveyancing targets pre-set by senior management.
Can you offer any advice when it comes to finding a Machynlleth conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Machynlleth conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Machynlleth conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
What are the costs for lease extension conveyancing?
I own a leasehold flat in Machynlleth, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Machynlleth with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2077
With only 58 years remaining on your lease we estimate the premium for your lease extension to range between £23,800 and £27,400 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 the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.