Much to our surprise we have been informed by our lender that my Bargoed lawyer is not on the bank Conveyancing panel. What can I do to check?
The sensible course of action for you to take is to contact your Bargoed conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may be able to suggest a Bargoed conveyancing practice that is on the conveyancing panel for your lender.
Can your site be used to find a Conveyancing solicitor in Bargoed even where I’m not buying or selling a house, for instance where I want to buy an office in Bargoed with a mortgage from Godiva Mortgages Ltd?
Our comparison service is predominantly used to help choose residential conveyancing solicitors in Bargoed but we have recorded at the end of this page a few Bargoed commercial conveyancing firms. You will need to speak with the company directly to establish if they are also authorised to represent Godiva Mortgages Ltd
Will my lawyer be raising questions regarding flooding as part of the conveyancing in Bargoed.
Flooding is a growing risk for conveyancers specialising in conveyancing in Bargoed. There are those who buy a house in Bargoed, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their lawyers which will give them a better appreciation of the risks in Bargoed. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the seller, then a purchaser may commence a legal claim for losses stemming from an incorrect answer. A buyer’s conveyancers should also carry out an environmental report. This will disclose whether there is any known flood risk. If so, further investigations will need to be made.
Due to the advice of my in-laws I had a survey completed on a house in Bargoed ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bargoed. Conveyancing may be slightly more expensive based on your lender's requirements.
Do I need to be suspicious that brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a High Street Bargoed conveyancing practice?
As with many service providers, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and lenders may suggest solicitors to select. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the discretion to appoint your own conveyancer. You need to be aware that some banks specify a panel list of lawyers you are obliged to use for the lender related work in your conveyancing.
Having had my offer accepted I require leasehold conveyancing in Bargoed. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Bargoed - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a 2 bed flat in Bargoed, conveyancing having been completed in 2008. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Bargoed with a long lease are worth £202,000. The ground rent is £60 invoiced annually. The lease ends on 21st October 2081
With only 57 years left to run we estimate the price of your lease extension to span between £28,500 and £33,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. 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 move forward placing reliance on this information before getting professional advice.