The Borth and Talybont conveyancing solicitors that just started acting on my purchase in Borth and Talybont have without warning shut down. I chose them because I had to have a firm on the RBS conveyancing panel and my previous Borth and Talybont lawyer was not. I paid them 275 plus VAT in advance. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
My wife and I have arranged a further advance on our home loan from Yorkshire BS as we intend to carry out a loft conversion to our home in Borth and Talybont. Are we obliged to appoint a bricks and mortar Borth and Talybont solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS would not normally instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
We have a mortgage agreed in principle with Leeds Building Society. Borth and Talybont conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society completed the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Planning on purchasing a maisonette in Borth and Talybont. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Borth and Talybont conveyancer is on the Bank of Ireland conveyancing panel.
How does conveyancing in Borth and Talybont differ for newly converted properties?
Most buyers of new build property in Borth and Talybont come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Borth and Talybont usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Borth and Talybont or who has acted in the same development.
My husband and I are new to the buying process - had an offer accepted, but the selling agent advised that the vendor will only go ahead if we instruct the agent's recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a high street conveyancer who is familiar with conveyancing in Borth and Talybont
We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your own,trusted Borth and Talybont conveyancing lawyers - not the ones that will earn their estate agent a referral fee or meet his conveyancing thresholds demanded by senior management.
Last May I purchased a leasehold house in Borth and Talybont. Do I have any liability for service charges relating to a period prior to completion of my purchase?
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. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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 invested in buying a 1 bedroom flat in Borth and Talybont, conveyancing was carried out 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Borth and Talybont with a long lease are worth £191,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2078
With only 53 years remaining on your lease we estimate the premium for your lease extension to span between £27,600 and £31,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
One month into purchasing a property in Borth and Talybont. Conveyancing lawyer has phoned to say the property is "Leasehold". Should this adversely affect our Natwest valuation?
Borth and Talybont conveyancing does not normally involve leasehold houses. The key factor here is the unexpired lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to impact the saleability too much.
On the flip side, if it's, say, Sixty years it will have a adverse effect on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease to be supplied to your solicitor.