I am buying a new build flat in Aberdovey. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Aberdovey you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Aberdovey.
I am helping my aunt sell her house in Aberdovey. Does the conveyancer arrange an EPC or should I organise this?
Following the demise of Home Packs, EPC’s was kept a required element of selling a house. An energy performance certificate must be commissioned prior to the property being advertised. It is not a task that law firms ordinarily arrange. If you are using a Aberdovey conveyancing practitioner they might be willing to arrange energy performance certificates given their relationships with long established local providers
Is there a list of Santander panel conveyancers in Aberdovey on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings available on the web. Where you are looking for a Aberdovey conveyancer on the Santander please make the most of our tool.
Is it the case that all Aberdovey solicitors on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.
We are intent on selling our home in Aberdovey and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. 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 Aberdovey. We have lived in Aberdovey for three years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should 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 life insurance to cover that same illness)
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Aberdovey I like with open areas and transport links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Aberdovey suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
We're FTB’s - had an offer accepted, yet the estate agent informed us that the vendor will only issue a contract if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Aberdovey
It is improbable the owners are driving this. Should the owner require ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Contact the sellers directly and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your preferred Aberdovey conveyancing solicitors - not the ones that will earn the negotiator at the agency a commission or meet his conveyancing figures pre-set by corporate headquarters.
If all goes to plan we aim to complete our sale of a £250,000 apartment in Aberdovey on Thursday in a week. The freeholder has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Aberdovey?
Aberdovey conveyancing on leasehold flats often involves the purchaser’s lawyer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to answer these enquiries the majority will be willing to assist. They may levy a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee invoiced by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, without which the charge is technically not due. In reality one has little choice but to pay whatever is demanded should you wish to sell the property.
I own a split level flat in Aberdovey, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Aberdovey with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 2094
With 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.