I am in the market for a low cost conveyancer. Should I go for for a nationwide conveyancer as opposed to a local Bangor conveyancing solicitor?
Bangor is a unique place, where neighbourhood know-how is a significant benefit. The laid-back lifestyle has it’s attractions – but not when it comes to your conveyancing. The conveyancers that we recommend host wide Bangor knowledge with a positive, hands-onapproach that helps everything runs smoothly. It is a distinct advantage that they can make use of established relationships with mortgage brokers, search providers, surveyors and other Bangor conveyancing solicitors
Me and my wife are purchasing our first property. Our conveyancing practitioner has calledto ask if we would like to take out supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in Bangor
The scope of Bangor conveyancing searches should be dictated primarily on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What matters is that you properly appreciate what information the searches could provide. Then you can decide if you personally think you need that search. If unsure, ask the solicitor to provide guidance.
I own a freehold premises in Bangor but still invoiced for rent, why is this and what is this?
It is rare for properties in Bangor and has limited impact for conveyancing in Bangor but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I have recentlydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Bangor for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bangor conveyancing specialists.
I’m about to sell my 2 bed apartment in Bangor. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual because all ground rent and service invoices should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a 2 bed flat in Bangor, conveyancing having been completed in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Bangor with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2091
You have 66 years unexpired we estimate the price of your lease extension to span between £11,400 and £13,200 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
New build sellers have suggested I use a solicitor and I've sought an estimate from them. It's almost £250 less expensive than my local Bangor conveyancing practitioner. Should I use them?
Housebuilders normally have lists of property lawyers who expedite matters and who know the developer’s documentation and solicitor. Plenty of developers offer an inducement to choose their approved lawyer for this reason, any increased charges can be avoided and a builder won't suggest a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange inside a month. A counter-argument for not agreeing to use the recommended conveyancing practitioner is that they may prove unwilling to 'push' your interests for fear of upsetting the sellers. Where you have concerns that this may be the case you should remain with your local Bangor conveyancing practitioner.