Why do I have to pay up front for conveyancing in Snowdonia?
If you are buying a property in Snowdonia your lawyer will ask you put them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the total price then this will be required immediately ahead of contracts are exchanged. Any further balance that is due should be sent to your lawyer a few days prior to the completion date.
I am thinking of remortgaging my house in Snowdonia, does my lawyer need to be on the Coventry BS Solicitor panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial property in Snowdonia?
Its becoming the norm that commercial conveyancing solicitors in Snowdonia will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Snowdonia. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Snowdonia.
For each commercial conveyancing transaction in Snowdonia it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Snowdonia commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Snowdonia.
As co-executor for the will of my uncle I am disposing of a property in Cardiff but I am based in Snowdonia. My conveyancer (who is 250 kilometers awayrequires that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Snowdonia to witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Snowdonia based
I am in need of some leasehold conveyancing in Snowdonia. Before diving in I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and most are in Snowdonia - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a leasehold flat in Snowdonia, conveyancing was carried out 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Snowdonia with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2086
With 66 years unexpired we estimate the premium for your lease extension to range between £11,400 and £13,200 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.