Having been referred to your web site we were going to use a conveyancing solicitor in Blaina endorsed on your site but have come across some other fee calculations on the internet appear less expensive – how come?
One can find plenty of conveyancing organisations advertising so-called £99 conveyancing, unfortunately it’s common in such cases for additionalcosts end up with the final bill being inflated. In accordance with regulatory requirements fees listed in terms of engagement should be fair and reasonable invoiced The conveyancers that we list for conveyancing in Blaina specify all costs for a residential conveyancing matter.
I purchased a freehold house in Blaina but still charged rent, why is this and what is this?
It is rare for properties in Blaina and has limited impact for conveyancing in Blaina 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
My wife and I have recently appointed a conveyancing solicitor in Blaina. I need to find out whether they are on the Godiva Mortgages Ltd conveyancing panel. Can you advise?
You should phone the lawyer and ask them if they are on the lender panel. Otherwise you can call Godiva Mortgages Ltd who may be able to assist.
Is it the case that all Blaina CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved firms?
It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
Last month we had a mortgage agreed in principle with Nottingham. Blaina conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Nottingham?
There is no definitive answer here. Have Nottingham completed the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Blaina is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are planning on selling our house in Blaina and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Blaina lawyer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Blaina. Having lived in Blaina for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? 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)
What are the common defects that you come across in leases for Blaina properties?
Leasehold conveyancing in Blaina is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:
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A provision for the recovery of money spent for the benefit of another party. A duty to insure the building
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Skipton Building Society, and Bank of Ireland all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.
I bought a 1st floor flat in Blaina, conveyancing formalities finalised 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Blaina with over 90 years remaining are worth £265,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2100
With only 75 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.