I am considering remortgaging my flat in Aberdovey, does my lawyer have to be on the Skipton Solicitor panel?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
A colleague suggested that where I am purchasing in Aberdovey I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Aberdovey conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Aberdovey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Aberdovey Education with maps and statistics, Local Amenities and other useful data about Aberdovey.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Aberdovey. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Aberdovey
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
How simple is it to swap firm as I have to appoint one who is on the Yorkshire Building Society conveyancing list. I instructed a high street conveyancing solicitor in Aberdovey round the corner but he is not accepted by Yorkshire Building Society
We will our best to assist in finding you a conveyancing solicitor in Aberdovey on the Yorkshire Building Society panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Aberdovey. Using search facility on this page, you can compare charges for conveyancing solicitors in Aberdovey and beyond.
Last May I purchased a leasehold property in Aberdovey. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a garden flat in Aberdovey, conveyancing was carried out in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Aberdovey with over 90 years remaining are worth £196,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2088
With 64 years unexpired we estimate the premium for your lease extension to be between £15,200 and £17,600 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
What can I expect to pay for conveyancing in Aberdovey?
Almost all Aberdovey conveyancing solicitors will charge a fixed fee. Where extra work become due during the conveyancing your property lawyer is duty bound to advise you in writing of such further costs for such work as soon as it becomes foreseeable. Some work on a no sale no charge offering, others will charge a proportion of the set costs, calculated based on the point at which the conveyancing fails.
We would recommend that you obtain a few conveyancers to give you an estimate.