Having been told to check out your service we were about to go ahead with a conveyancing solicitor in Nefyn found on your site but stumbled across some other costs illustrations via the web appear less expensive – why is this?
You can find numerous conveyancing organisations marketing theoretically looks to be the cheapest conveyancing in Nefyn. We suggest that you give due consideration as to how much you respect your own move to want to take 'cheap' risks with regard to the standard of the legal work. Many of them accentuate a low quote to grab your attention but plant extra charges in the small print..
Our grandson is about to exchange on a new build apartment in Nefyn with a home loan from Virgin Money. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are purchasing a 4 bedroom semi-detached house in Nefyn. The intention is to an extension at the rear at the house.Will legal due diligence on the property include checks to see if these works are allowed?
Your conveyancer should check the deeds as conveyancing in Nefyn will occasionally identify restrictions in the title deeds which prohibit categories of works or necessitated the permission of a 3rd party. Some additions call for local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
After months of negotiation I have agreed a price on a house in Nefyn. My financial adviser suggested a lawyer. I paid an on account payment of £225. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Nefyn solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Nefyn postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Nefyn.
In searching the world wide web for the phrase conveyancing in Nefyn it brings up many conveyancersin the area. How do I determine which is the right solicitor for the sale of my house?
The preferential method of seeking the right conveyancer is via trusted referral, so ask friends and family who have bought a property in Nefyn or a respected estate agent or mortgage broker. Charges for conveyancing in Nefyn differ, so it's sensible to obtain at least three estimates from varying types of companies. Make sure that you clarify that the fees are fixed.
I work for a long established estate agency in Nefyn where we have witnessed a few leasehold sales derailed due to short leases. I have received conflicting advice from local Nefyn conveyancing firms. Could you clarify whether the vendor of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a split level flat in Nefyn, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Nefyn with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2074
With just 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.