My wife and I have recently appointed a conveyancing solicitor in Old St Mellons. I I am struggling to find out whether they are on the Aldermore approved list of lawyers. Could you help?
You should contact the conveyancer and enquire whether they can act for the bank. Alternatively please call Aldermore who may be able to assist.
Will our lawyer be making enquiries regarding flooding during the conveyancing in Old St Mellons.
The risk of flooding is if increasing concern for solicitors dealing with homes in Old St Mellons. Some people will acquire a house in Old St Mellons, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Old St Mellons. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a purchaser may issue a legal claim for losses stemming from an incorrect answer. A buyer’s solicitors will also carry out an enviro search. This will indicate if there is a recorded flood risk. If so, further inquiries should be conducted.
I have justbeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Old St Mellons for a purchase of a leasehold apartment 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Old St Mellons conveyancing specialists.
Having checked my lease I have discovered that there are only Sixty One years unexpired on my flat in Old St Mellons. I am keen to get lease extension but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you have done all that could be expected to find the lessor. In some cases a specialist may be helpful to carry out a search and to produce an expert document which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Old St Mellons.
I purchased a leasehold flat in Old St Mellons, conveyancing having been completed in 2007. How much will my lease extension cost? Similar flats in Old St Mellons with a long lease are worth £181,000. The ground rent is £55 levied per year. The lease ends on 21st October 2074
With only 50 years unexpired the likely cost is going to span between £31,400 and £36,200 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional 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 without first getting professional advice.
My conveyancing solicitor in Old St Mellons has requested from me proof of ID documents saying that this is part of his obligations as a solicitor on the mortgage company Conveyancing panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Old St Mellons