I am looking for value for money conveyancer. Do I opt for an online conveyancer as opposed to a high street Bridgend conveyancing lawyer?
Existing third party relationships is an important consideration when choosing conveyancing lawyers. Bridgend law firms benefit from connections with financial advisers and agents, local authorities, surveyors and other conveyancing firms meaning the whole process is going to be much smoother for you. Possessing specialist intelligence of the local area is an advantage.
I used Arc property Solicitors several years past for my conveyancing in Bridgend. Now, I need the documents however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bridgend of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Bridgend benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my solicitor about the deal as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Taking into account that I will soon spend 450k on a house in Bridgend I wish to have a conversation with the conveyancer regarding thetransaction prior to instructing the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your conveyancing in Bridgend.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Bridgend should be the figure that you are charged.
I am using a search engine for the term conveyancing in Bridgend it shows results of many solicitorsin the vicinity. How do I determine which is the right conveyancing solicitor for me?
The ideal way of seeking a suitable conveyancer is through a trusted referral, so seek the opinion of friends and relatives who have purchased a property in Bridgend or the respected estate agent or mortgage broker. Fees for conveyancing in Bridgend differ, so it's sensible to secure a minimum of four estimates from varying types of property lawyers. Make sure that you know what costs in the quote includes.
Can you provide any top tips for leasehold conveyancing in Bridgend from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Bridgend can be avoided where you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the purchasers’ solicitors. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where a dispute is unsettled. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to ongoing. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Bridgend state that internal structural alterations or addition of wooden flooring require a licence from the Landlord acquiescing to such works. Should you dont have the paperwork to hand you should not communicate with the landlord without contacting your lawyer in advance. Some Bridgend leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
I am the registered owner of a basement flat in Bridgend, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Bridgend with a long lease are worth £191,000. The ground rent is £55 yearly. The lease ends on 21st October 2078
You have 53 years left to run we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information 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. Please do not move forward placing reliance on this information before seeking the advice of a professional.