Having sold my house in Tregaron last April yet the purchaser is whats apping me to moan that their conveyancer needs to hear from mine. What are the post completion sale formalities following completion?
Following your house sale your solicitor is duty bound to forward the transfer deeds and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There is unlikely to be post completion steps just for conveyancing in Tregaron.
Can I be sure that the Tregaron conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Tregaron getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.
I had a mortgage agreed in principle with TSB. Tregaron conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from TSB?
Some lenders take longer than others. Have TSB conducted the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have finally had an offer on a flat in Tregaron agreed to, the sellers do however have a connected purchase. The owners have offered on on an apartment, but it’s not been accepted yet, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Tregaron. What should be my next step? When should I get the mortgage application with Barclays started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Tregaron conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Barclays approved list. As to the subsequent steps this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. In a rising market some purchasers will apply for a home loan with Barclays and arrange for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.
My wife and I own a 4 bedroom Georgian property in Tregaron. Conveyancing solicitor represented me and Barnsley Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching address. Is it worth asking Barnsley Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tregaron and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.
How does conveyancing in Tregaron differ for newly converted properties?
Most buyers of new build or newly converted property in Tregaron approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because builders in Tregaron usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tregaron or who has acted in the same development.
I would like to sublet my leasehold apartment in Tregaron. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Some leases for properties in Tregaron do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I invested in buying a garden flat in Tregaron, conveyancing formalities finalised in 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Tregaron with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2099
With 80 years left to run the likely cost is going to be between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you 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.