I am hoping to receive a mortgage offer from Halifax. My intention is to enlist the help of a Licensed Conveyancer in Merthyr Tydfil. Does the Halifax Conveyancing panel allow for Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
After reviewing online forums for a high-quality lawyer in Merthyr Tydfil, most comment that I must use a CQS kitemarked solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's major banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Merthyr Tydfil is one of the numerous areas in England and Wales where there are CQS solicitors.
We are purchasing a property in Merthyr Tydfil. It might be a silly question but how we can trust a solicitor? At some point we have to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My aunt informed me that in purchasing a property in Merthyr Tydfil there may be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Merthyr Tydfil which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Merthyr Tydfil should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are planning to move property in November. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Merthyr Tydfil. Conveyancing firm was chosen before I stumbled across your page.
On the afternoon of completion you will need to pick up the keys from the selling agent but this can only be done once the sellers lawyers confirm to the agent that they have the completion monies and the keys can be released. After that you can tell the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a conveyancing in Merthyr Tydfil or a legal practice that specialises in conveyancing in Merthyr Tydfil.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Merthyr Tydfil is where the house is located. Is there any advice you can impart?
Flying freeholds in Merthyr Tydfil are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merthyr Tydfil you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merthyr Tydfil may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking at a couple of maisonettes in Merthyr Tydfil both have in the region of forty five years remaining on the leases. Should I regard a short lease as a deal breaker?
A lease is a right to use the property for a prescribed time frame. As the lease shortens the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is advisable to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this arena.
I own a 1st floor flat in Merthyr Tydfil, conveyancing was carried out in 2007. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Merthyr Tydfil with over 90 years remaining are worth £181,000. The ground rent is £55 levied per year. The lease expires on 21st October 2068
With only 50 years left to run we estimate the premium for your lease extension to range between £32,300 and £37,400 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive 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 clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.