It is is a decade since I purchased my property in Neath Port Talbot. Conveyancing lawyers have now been appointed on the sale but I am unable to find the deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be retained by your lender or they may stored with the solicitor who handled the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Neath Port Talbot involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.
The Neath Port Talbot conveyancing solicitors that I appointed last week on my purchase in Neath Port Talbot have suddenly shut down. I only went with them because I had to have a lawyer on the Aldermore conveyancing panel and my family Neath Port Talbot lawyer was not. I paid them £170 on account. What are my options?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
What will a local search inform me regarding the property my wife and I purchasing in Neath Port Talbot?
Neath Port Talbot conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Neath Port Talbot conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
My husband and I are FTB’s - agreed a price, but the estate agent advised that the owners will only go ahead if we instruct their recommended conveyancers as they want an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Neath Port Talbot
It is highly unlikely the owners are driving this. If they require ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Neath Port Talbot conveyancing firm - not the ones that will give the negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by HQ.
I own a leasehold house in Neath Port Talbot. Conveyancing and TSB mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Neath Port Talbot who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Neath Port Talbot conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a leasehold flat in Neath Port Talbot, conveyancing having been completed in 2005. 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? Corresponding flats in Neath Port Talbot with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2091
With only 67 years remaining on your lease we estimate the premium for your lease extension to span between £10,500 and £12,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.