My previous conveyancer has quoted £1700 for fixed fee conveyancing in St Athan. I’m looking to sell a Georgian detached home for £150,000. Is this too much? Is it above what I should be paying for conveyancing in St Athan?

The estimate does seem a tad steep. If you shop around you could trim some of the expense by perhaps a hundred pounds. On the other hand, you mightlive to regret choosing an an untested lawyer. Remember to check the firm can represent your mortgage company. You can utilise our search tool to choose a St Athan conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in St Athan.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in St Athan?

There are many recorded licenced Conveyancers in St Athan and Solicitor practices in St Athan who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. They may both also handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

My father pointed out to me me that in purchasing a property in St Athan there could be various restrictions preventing external alterations to a property. Is this right?

We are aware of anumerous of properties in St Athan which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in St Athan should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The formalities of my remortgage has taken place for my property in St Athan. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies 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 very quickly. However if you are not satisfied that 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.

I have todayfound out that Wolstenholmes have closed. They carried out my conveyancing in St Athan for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Athan conveyancing specialists.

Just had an offer accepted on a new build apartment in St Athan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in St Athan

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I've recently bought a leasehold property in St Athan. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation 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. Strange as it may seem, 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 purchased a split level flat in St Athan, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in St Athan with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2100

You have 74 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.