My lawyer in Merthyr Tydfil has never been on on the Bank of Scotland Solicitor Panel. Can I still use my prefered solicitor even though they are not on the Bank of Scotland list of approved lawyers?
The limited options open to you here include:
- Complete the purchase with your preferred Merthyr Tydfil solicitors but Bank of Scotland will need to retain a conveyancer on their panel. This will result in additional overall conveyancing fees and cause delays.
- Find a new lawyer to to deal with the conveyancing, remembering to check they are Bank of Scotland approved.
- Persuade your Bank of Scotland solicitor to seek to join the Bank of Scotland panel
My friend recommended that where I am purchasing in Merthyr Tydfil I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Merthyr Tydfil conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Merthyr Tydfil around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Merthyr Tydfil Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Merthyr Tydfil.
Me and my brother have a terraced Victorian property in Merthyr Tydfil. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for 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 Merthyr Tydfil and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who conducted the purchase.
I opted to have a survey completed on a house in Merthyr Tydfil in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend not grant a mortgage on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Merthyr Tydfil. Conveyancing may be slightly more expensive based on your lender's requirements.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £375,000 apartment in Merthyr Tydfil next Monday. The management company has quoted £312 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Merthyr Tydfil?
Merthyr Tydfil conveyancing on leasehold flats typically necessitates administration charges levied by landlords agents :
Answering pre-exchange enquiries
Where consent is required before sale in Merthyr Tydfil
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a 1 bedroom flat in Merthyr Tydfil, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Merthyr Tydfil with an extended lease are worth £197,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2077
You have 56 years unexpired the likely cost is going to range between £29,500 and £34,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.