Me and my partner are soon to complete on the purchase of a property in Pentyrch but as a consequence of damage from the recent storms I have was able negotiate recompense from the vendor of six thousand pounds by way of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Kent Reliance will not permit this. Should they have been involved?
Any conveyancing practitioner being on a Kent Reliance conveyancing panel is duty bound to advise Kent Reliance of any amendments to the purchase price. If you were to refuse your conveyancer to report the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancer for your conveyancing in Pentyrch.
My wife and I purchasing a terrace house in Pentyrch. We would like to carry out an extension to the side at the house.Will the conveyancing process include investigations to ascertain if these alterations are prohibited?
Your conveyancer should review the deeds as conveyancing in Pentyrch will sometimes identify restrictions in the title deeds which prohibit categories of works or necessitated the permission of a 3rd party. Many extensions need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I had a mortgage agreed in principle with Nottingham. Pentyrch conveyancing lawyers are selected. How long does it take for Nottingham to send the offer to the property lawyer?
Some lenders take longer than others. Have Nottingham conducted the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my remortgage has taken place for my property in Pentyrch. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
What does commercial conveyancing in Pentyrch cover?
Pentyrch conveyancing for business premises incorporates a broad array of advice, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
My husband and I are a couple of weeks into a leasehold purchase having been referred to solicitors by the selling agent to do our conveyancing in Pentyrch. I am not happy. Can you you assist me in finding new conveyancers?
A solicitor would need to be very poor to suggest replacing them. Has your loan offer been generated? If so you need to make them aware of the replacement conveyancer and have the mortgage documents are re-issued. The conveyancer needs to be on the lenders approved list to avoid added expenses and complications. So that should be your first question of the new solicitors. The search tool should help you find a bank approved lawyer for your conveyancing in Pentyrch
Do you have any top tips for leasehold conveyancing in Pentyrch from the point of view of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Pentyrch can be bypassed where you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation needed by the buyers’ solicitors. If you have had any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be concerned about purchasing a flat where a dispute is unsettled. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unresolved. If you are supposed to have a share in the freehold, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate is often a time consuming formality and slows down many a Pentyrch conveyancing deal. Where a reissued share certificate is needed, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Pentyrch state that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord consenting to such changes. Should you fail to have the approvals to hand you should not contact the landlord without checking with your lawyer in advance.
I inherited a leasehold flat in Pentyrch, conveyancing formalities finalised June 1995. How much will my lease extension cost? Similar properties in Pentyrch with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2086
With just 65 years left to run we estimate the price of your lease extension to span between £13,300 and £15,400 as well as professional fees.
The figure 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 without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you 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.