I need some expedited conveyancing in Swansea as I am under a deadline to sign on the dotted line inside 4 weeks. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would recommend that you don't. With lots of history conveyancing in Swansea the following are instances of issues that can show up and adversely impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I have been advised by a number of estate agents in Swansea to choose a conveyancer on your site. Is there a financial upside for Estate Agents to market your services over and above a competitor’s?
We don’t offer any referral fee for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
As co-executor for the will of my aunt I am disposing of a property in Cardiff but I am based in Swansea. My conveyancer (who is 300 miles awayneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Swansea to attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Swansea based
I work for a busy estate agency in Swansea where we see a number of flat sales jeopardised due to short leases. I have been given conflicting advice from local Swansea conveyancing firms. Can you clarify whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that 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. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 purchaser.
I bought a garden flat in Swansea, conveyancing having been completed 8 years ago. How much will my lease extension cost? Comparable flats in Swansea with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2098
With only 79 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 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 cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
Is there a reason that Swansea conveyancing costs are higher for leasehold and freehold properties?
Inevitably there is more work necessary in leasehold conveyancing. Swansea has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.