The mortgage offer from Santander for the remortgage of my single bedroom maisonette is to be issued any day now. Can you propose a cheap conveyancing practitioner in Bedwas?
This site is not designed to help those in their quest for the lowest fares for conveyancing solicitors in Bedwas. Our intention is to offer excellent value conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering low cost conveyancing in Bedwas. The optimum result, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for extras and still not receive the service you were looking for.
In what way does my ID and proof of funds have anything to do with my conveyancing in Bedwas? Why is this being asked of me?
It is indeed that case that these requests have nothing to do with conveyancing in Bedwas. Nowadays you can not proceed with any conveyancing deal if you have not submitting evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are supplying your driving licence as proof of ID it needs to be both the paper part and photo card part, one is not sufficient in the absence of the other.
Evidence of your origin of money is required under Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer must retain this information on record. Your Bedwas conveyancing solicitor will require evidence of proof of funds before they are able to accept any funds from you into their client account and they will also ask additional questions regarding the origin of funds.
I have been recommended a conveyancing solicitor in Bedwas. I need to find out whether they are on the Accord Mortgages Ltd approved list of lawyers. Can you assist?
You should call your solicitor and enquire whether they can act for the lender. Otherwise you should call Accord Mortgages Ltd who may be able to help.
three months have elapsed since my purchase conveyancing in Bedwas concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 residence 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've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Bedwas is the location of the property. What do you suggest?
Flying freeholds in Bedwas are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedwas you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedwas may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I've recently bought a leasehold property in Bedwas. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner 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 inherited a split level flat in Bedwas, conveyancing was carried out April 2008. How much will my lease extension cost? Corresponding properties in Bedwas with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2098
With just 73 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.