We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather instruct a local conveyancing solicitor in Tongwynlais?
Do check but the the likelihood is that allocate you one of their panel lawyers where you accept the "fee-free" deal. Contact the bank and explore if they allow a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Tongwynlais.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a residence in Tongwynlais? or Apparently there is historic law that could mean that house owners living in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this suitable for conveyancing in Tongwynlais?
Unless a prior acquisition of the property completed post 12 October 2013 you could take it that lawyers conducting conveyancing in Tongwynlais to continue to suggest a chancel search and or chancel repair liability policy.
I got the keys to my apartment on 14 September and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Tongwynlais expressed confidence that it would be formalised in less than a month. Are properties in Tongwynlais uniquely lengthy to register?
There is nothing unique about conveyancing in Tongwynlais registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any interested parties. At present roughly three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration takes place once the new owner has moved in to the property thus 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
What are your top tips when it comes to choosing a Tongwynlais conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Tongwynlais conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Tongwynlais conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
What are the costs for lease extension work?
I purchased a garden flat in Tongwynlais, conveyancing formalities finalised in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Tongwynlais with a long lease are worth £171,000. The ground rent is £50 per annum. The lease ends on 21st October 2100
With 79 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
At long last our conveyancing in Tongwynlais is completing on Friday, yet the vendors I am buying off wants to move out the next day at midday. Should I accept such a plan?
You can't complete on a Saturday because the bank systems aren't operational.