My Conveyancer in Trefriw is not listed on the Accord Mortgages Ltd Conveyancing Panel. Can I still use my family solicitor even though they are excluded from the Accord Mortgages Ltd panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Trefriw lawyers but Accord Mortgages Ltd will need to use a conveyancer on their panel. This will inevitably rack up the overall legal charges as well as cause delays.
- Choose an alternative practitioner to to deal with the purchase, remembering to check they are Persuade your solicitor to use their best endeavours to join the Accord Mortgages Ltd conveyancing panel
I am intent on selling our property in Trefriw and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Trefriw conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Trefriw. We have lived in Trefriw for six years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I opted to have a survey carried out on a property in Trefriw ahead of retaining conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some lenders may refuse to grant a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Trefriw. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Trefriw to see if the conveyancing costs will increase in light of this.
I am on look out for some leasehold conveyancing in Trefriw. Before diving in I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Trefriw - 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 invested in buying a ground floor flat in Trefriw, conveyancing was carried out October 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Trefriw with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2082
With 58 years unexpired the likely cost is going to range between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" 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 without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
New build sellers have suggested I use a lawyer and I've sought a quote from them. It's nearly three hundred pounds less expensive than my preferred Trefriw conveyancer. What's the catch?
Builders normally have panels of conveyancers who are quick and who know the builder's paperwork and conveyancer. Plenty of developers offer an incentive to select their approved lawyer for this reason, any increased charges can be avoided and a developer will not suggest a conveyancing warehouse and run the risk of having the transaction stall when they require an exchange in 28 days. A counter-argument for not agreeing to use the suggested solicitor is that they may prove reluctant to 'push' your interests for fear of upsetting the developer. Where you have concerns that this may be the case you should keep with your local Trefriw solicitor.