Why would one use a Penyffordd conveyancing practice given that web based conveyancers are easier on the wallet?
To take your time to find get 2 or 3 like-for-like quotes for conveyancing costs in Penyffordd and you should seek an affordable estimate but don’t become consumed with looking for the lowest priced Penyffordd conveyancer. Locating the right conveyancer can be the difference between a smooth and a stressful house move. You need to ensure that you have expert guidance from a specialist conveyancer. Emails can't be as helpful as a phone discussion and are no substitute for a one to one meeting. The firms that we work with will appoint you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from start to finish, providing a level of hand holding that you will never get with an web based conveyancer. Our lawyers will update you on headway making sure that you are ensuring that you are updated at regular intervals. If you ever need to contact the office you will know who you need to speak to and we'll endeavour to make sure that you're not left wondering what's going on.
We previously appointed conveyancers locally in Penyffordd on the Clydesdale solicitor approved list. They have just billed me a supplemental fee for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. This charge is not dictated by Clydesdale but by your Penyffordd property lawyer. Some firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
We are getting a further advance on our home loan from UBS as we wish to conduct alterations to our property in Penyffordd. Are we obliged to select a bricks and mortar Penyffordd solicitor on the UBS conveyancing panel to handle the paperwork?
UBS would not normally instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I recently had an offer accepted on a house in Penyffordd. My mortgage broker suggested a property lawyer. I paid an on account payment of £225. Shortly after, the property lawyer called me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A friend recommended that if I am buying in Penyffordd I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Penyffordd conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Penyffordd around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Penyffordd Education with plans and statistics, Local Amenities and other useful information regarding Penyffordd.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Penyffordd is where the house is located. Can you shed any light on this issue?
Flying freeholds in Penyffordd are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penyffordd you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penyffordd may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I work for a long established estate agent office in Penyffordd where we see a number of flat sales jeopardised as a result of short leases. I have been given contradictory information from local Penyffordd conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchased a 2 bed flat in Penyffordd, conveyancing formalities finalised December 2007. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Penyffordd with over 90 years remaining are worth £191,000. The ground rent is £55 yearly. The lease finishes on 21st October 2072
With 53 years unexpired we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.