I am about to exchange on the purchase of a house in Newbridge but as a consequence of damage from a small fire at the property I have managed to agree reparation from the seller in the sum of six thousand pounds in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract however Barclays are not allowing this. Should they have been involved?
The property lawyer that is on the Barclays approved list is duty bound to advise Barclays of any changes to the purchase price. If you were to refuse your lawyer to report the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new property lawyer for your conveyancing in Newbridge.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Newbridge. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Barclays, do Newbridge property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I'm at the point of looking at houses in Newbridge and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Coventry BS.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Newbridge. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Am I best advised to instruct a Newbridge conveyancing solicitor based in the location that I am purchasing? We have a good friend who can execute the legal formalities however they are based 300kilometers drive away.
The benefit of a local Newbridge conveyancing practice is that you can attend the office to sign documents, hand in your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were happy that must outweigh using an unknown Newbridge conveyancing solicitor just because they are Newbridge based.
Back In 2004, I bought a leasehold flat in Newbridge. Conveyancing and Virgin Money mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Newbridge who acted for me is not around. Do I pay?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Newbridge conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a ground floor flat in Newbridge, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable properties in Newbridge with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2089
You have 70 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.