How up to date is your database of Beaumaris solicitors on the Principality conveyancing panel? Do Principality send you an updated list?
Beaumaris conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
It has been four months since my purchase conveyancing in Beaumaris completed. I have checked the Land Registry site 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 asset 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.
I'm buying a new build house in Beaumaris benefiting from help to buy. The developers would not move on the price so I negotiated £7000 of extras instead. The sale representative told me not reveal to my solicitor about the extras as it will adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Beaumaris I like with amenity areas and station in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Beaumaris in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
What are your top tips when it comes to choosing a Beaumaris conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Beaumaris conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Beaumaris conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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Can they put you in touch with clients in Beaumaris who can give a testimonial? If they are not ALEP accredited then what is the reason?
I am the registered owner of a ground floor flat in Beaumaris, conveyancing having been completed 4 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Beaumaris with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2096
With just 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
I am buying a flat and cash is in place. My conveyancer has been given with 2 separate forms of photo ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are legitimate and that it has come from inheritance and not selling fake watches.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Beaumaris conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.