We are selling our apartment in Pembroke Dock. Does my property lawyer need to be required to be on the Kent Reliance conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
How easy is it to switch solicitor as I have to appoint one who is on the Coventry Building Society conveyancing panel. I was using a family conveyancing solicitor in Pembroke Dock round the corner but she is not accepted by Coventry Building Society
It would be our pleasure to help you select a conveyancing solicitor in Pembroke Dock on the Coventry Building Society panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Pembroke Dock. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Pembroke Dock.
As co-executor for the will of my grandfather I am selling a residence in Monmouth but I am based in Pembroke Dock. My lawyer (based 250 kilometers awayneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Pembroke Dock to attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are located in Pembroke Dock
I am employed by a long established estate agent office in Pembroke Dock where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Pembroke Dock conveyancing solicitors. Could you confirm whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have 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 prior to, or at the same time as 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 inherited a basement flat in Pembroke Dock, conveyancing formalities finalised March 2009. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Pembroke Dock with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2081
With just 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 plus legals.
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. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account 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.
Am in the process of purchasing my first home in Pembroke Dock. Conveyancing lawyer has been appointed. The mortgage adviser pointed out that a survey is not needed as the property is just fifteen years old.
At the very least you should have a Home Buyer's Report. Given the residence was constructed more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could be enough. They will highlight any obvious issues and recommend additional investigation where relevant. If there are any indications of material issues get a full Building Survey from the beginning.