Why is leasehold purchase conveyancing in Nantyglo is more expensive?

Nantyglo leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

My Conveyancer in Nantyglo is not listed on the Godiva Mortgages Ltd Solicitor Panel. Can I still use my family solicitor notwithstanding that they are not on the Godiva Mortgages Ltd panel?

The limited options open to you here include:

1. Carry on with your preferred Nantyglo solicitors but Godiva Mortgages Ltd will need to use a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees and result in frustration.
2. Find a new solicitor to to deal with the conveyancing, remembering to check they are on the Godiva Mortgages Ltd panel

What is your number one tip for finding a conveyancing solicitor in Nantyglo

We would encourage you not to base your choice on the lowest Nantyglo conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I just acquired a flat at auction in Nantyglo. Conveyancing is necessary. What is next?

Given that you are now for all intents and purposes signed on the dotted line you must appoint a conveyancing solicitor as a matter of priority as you will have a pending a drop dead date to complete the purchase. Every auction property will ordinarily have a corresponding legal pack. This will include most,if not all of the documents that your lawyer requires. If you have purchased leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Nantyglo solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Nantyglo surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My husband and I are four weeks into a residential purchase having been referred to a firm by the selling agent to perform conveyancing in Nantyglo. I am am extremely disappointed with the quality of service. Can you help me find new conveyancers?

A lawyer would need to be very bad in order to consider changing them. Has the loan offer been issued? If so you need to make them aware of the new contact details and ensure the offer are re-sent. Your conveyancer needs to be on the lenders approved list to avoid added fees and frustration. So that should be your starting point. Our find a solicitor tool should help you find a lender approved solicitor for your home move in Nantyglo

All being well we will complete the sale of our £225,000 flat in Nantyglo on Monday in a week. The managing agents has quoted £408 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Nantyglo?

For the majority of leasehold sales in Nantyglo conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract enquiries Where consent is required before sale in Nantyglo Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Nantyglo leasehold property is £350. For Nantyglo conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I invested in buying a 2 bed flat in Nantyglo, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Nantyglo with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2076

With 51 years remaining on your lease the likely cost is going to span between £30,400 and £35,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.