I went with a high street firm for my conveyancing in Brymbo recently. Reviewing the terms of engagement it is apparent thatwe are responsible for costs even where the transaction does not complete. Would I be best advised to instruct a web based solicitor practice promising no-sale-no-fee conveyancing in Brymbo?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to neutralise the transactions that fail to complete. Also remember that such schemes rarely cover disbursements such as Brymbo conveyancing search charges.
My god-son is in the process of securing a new build apartment in Brymbo with a mortgage from Skipton. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We had chosen conveyancers with offices in Brymbo on the Coventry BS solicitor panel. They are now charging me a supplemental sum for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by Coventry BS but by your Brymbo lawyer. Some firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.
We expect to receive a OIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Brymbo solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Brymbo solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
My wife and I are at the point of viewing flats in Brymbo and I am about to put in an offer. Is it wise to have a solicitor on ‘stand by’? I intend to finance via a mortgage with Clydesdale.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are taking out a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Brymbo is the location of the property. Can you shed any light on this issue?
Flying freeholds in Brymbo are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brymbo you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brymbo 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.
What does commercial conveyancing in Brymbo cover?
Brymbo conveyancing for business premises covers a broad array of advice, provided by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I am a negotiator for a reputable estate agency in Brymbo where we see a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received contradictory information from local Brymbo conveyancing solicitors. Can you confirm whether the vendor of a flat can instigate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a garden flat in Brymbo, conveyancing was carried out April 1996. Can you work out an approximate cost of a lease extension? Similar flats in Brymbo with over 90 years remaining are worth £170,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2103
With only 79 years left to run we estimate the price of your lease extension to span between £7,600 and £8,800 as well as costs.
The suggested premium range 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 investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.