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Recently asked questions about conveyancing in Vale Of Glamorgan

Is there a reason why leasehold purchase conveyancing in Vale Of Glamorgan is more expensive?

The conveyancing charges on a leasehold property in Vale Of Glamorgan is frequently higher than on a freehold transaction. This is due to the extra investigations required in liaising with the freeholder and managing agents to obtain evidence concerning whether the rent and maintenance fee have been discharged and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the building.

five months have gone by following my purchase conveyancing in Vale Of Glamorgan concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Vale Of Glamorgan differ for new build properties?

Most buyers of new build residence in Vale Of Glamorgan approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Vale Of Glamorgan typically buy 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 Vale Of Glamorgan or who has acted in the same development.

How does the Landlord & Tenant Act 1954 impact my commercial premises in Vale Of Glamorgan and how can your lawyers assist?

The particular law that you refer to affords security of tenure to business lessees, granting the dueness to make a request to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Vale Of Glamorgan

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £175,000 garden flat in Vale Of Glamorgan next Thursday. The landlords agents has quoted £396 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Vale Of Glamorgan?

For most leasehold sales in Vale Of Glamorgan conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Addressing pre-contract questions Where consent is required before sale in Vale Of Glamorgan Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Vale Of Glamorgan leasehold property is £350. For Vale Of Glamorgan conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

Vale Of Glamorgan Leasehold Conveyancing - Sample of Queries before buying

    Many Vale Of Glamorgan leasehold flats will incur a service bill for the upkeep of the block invoiced by the management company. Where you acquire the flat you will have to meet this liability, usually quarterly accross the year. This can differ from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a ground rent for you to pay yearly, this is usually not a large amount, say about £25-£75 but you need to enquire it because occasionally it can be many hundreds of pounds. It would be sensible to investigate if there are any onerous restrictions in the lease. For example it is very common in Vale Of Glamorgan leases that pets are not permitted in certain buildings in Vale Of Glamorgan. If you love the propertyin Vale Of Glamorgan yet your cat is not allowed to make the move with you then you have a very hard choice. This question is important as a) areas could result in problems in the building as the communal areas may begin to deteriorate where services remain unpaid b) if the leaseholders have an issue with the running of the building you will want to know about it

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