Me and my wife are acquiring residence in Penarth. My property lawyer is not listed on the lender approved list. Can I still appoint my Penarth conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You have a number of options available to you here
- Carry on with your preferred Penarth solicitor but your lender will no doubt use a conveyancer on their approved list. The net result is additional fees and probable interruption.
- Get a fresh lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your conveyancer to do everything within their powers to get accepted on the bank’s panel of solicitors
As someone not used to conveyancing in Penarth what’s your top tip you can give me for the ownership transfer in Penarth
Not many law firms shout this from the rooftops but conveyancing in Penarth or throughout Vale Of Glamorgan is an adversarial process. In other words, when it comes to conveyancing there is lots of room for conflict between you and other parties involved in the transaction. For instance, the vendor, property agent and even potentially a lender. Appointing a solicitor for your conveyancing in Penarth is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to look after your legal interests and to keep you safe.
We are witnessing a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you must always trust your lawyer above the other parties in the home moving process.
How do I identify a Penarth solicitor on the The Royal Bank of Scotland conveyancing panel? I have wheels and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the facility on this page. Please pick a mortgage company and your location and you will see a number of Penarth conveyancing lawyers locally. We have listed some Penarth conveyancing firms at the bottom of this page and you can call them to check if they are on the The Royal Bank of Scotland approved list
I've recently bought a leasehold flat in Penarth. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a 2 bed flat in Penarth, conveyancing was carried out in 1997. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Penarth with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2083
With 65 years unexpired we estimate the price of your lease extension to span between £13,300 and £15,400 as well as costs.
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 the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
My lawyers in Penarth have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.