I have given 2 months notice to my current landlord and must leave my let out property in Brymbo by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in 4 weeks as don't want to have to find short term accommodation?
It is unwise to give notice for your tenancy unless you have exchanged. If you have not previously done so, notify to your conveyancer and urge them to they seek the assistance the other solicitors, try to get a realistic time scale from them that everyone will aim towards
I have been told by my conveyancer that breach of easement insurance is needed on my purchase. What is the level of cover for Brymbo conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
When it comes to mortgage companies such as Skipton, do Brymbo lawyers face a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being problematic. The Brymbo solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Brymbo?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Brymbo. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're new to the buying process - had an offer accepted, but the property agent has warned us that the seller will only go ahead if we appoint the agent's preferred solicitors as they want an ‘expedited deal’. We would rather use a high street solicitor who is familiar with conveyancing in Brymbo
It is highly unlikely the vendors are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your preferred Brymbo conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a introducer fee or hit his conveyancing targets demanded by HQ.
Completion is due on the sale of our £400,000 garden flat in Brymbo on Wednesday in a week. The managing agents has quoted £300 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Brymbo?
Brymbo conveyancing on leasehold maisonettes often requires the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions most will be willing to assist. They may charge a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, without which the charge is technically not due. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to complete the sale of your home.
I own a basement flat in Brymbo, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Brymbo with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2099
With just 74 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
Myself and my husband have just had an offer accepted on a flat and had an appointment on Tuesday with Leeds Building Society for the mortgage. They have informed me that when it comes to appointing a conveyancer that unless they are on their approved panel of solicitors then we will be subject to an an extra charge of £200. This is because they will then have to appoint a conveyancer to act on their behalf as well as the one we appoint for ourselves and we assume responsibility for their invoice. I have requested Leeds Building Society to supply me with a list so I can obtain estimates only from their approved lawyers but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?
You should ask Leeds Building Society what their criteria for joining their panel is for a conveyancer.Thereafter ask the lawyer of your choice whether they meet the criteria and have they acted on loans for Leeds Building Society previously. If the answer to those is yes, then just double check with Leeds Building Society. Alternatively please use our search facility and we should be able to identify a lawyer in Brymbo on the approved list for Leeds Building Society.