We are only a couple days away from an exchange on a house in Bryn Y Baal and my parents have transferred the ten percent deposit to my lawyer. I am now told that as the deposit has been received from someone other than me my solicitor needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?
Your property lawyer is obliged to check with the bank to ensure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
I had intended to instruct a conveyancing solicitor in Bryn Y Baal for our house move. Our financial adviser has since notified us that our mortgage company The Mortgage Works won't deal with them. Surely this is unfair competition?
A mortgage company may direct that an approved conveyancer act for it. Borrowers are liable to meet the charges for this. Try using our database to locate a solicitor to carry conveyancing in Bryn Y Baal on the The Mortgage Works member panel.
What is your number one tip for finding a conveyancing solicitor in Bryn Y Baal
We would encourage you not to base your choice on the lowest Bryn Y Baal conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
What is the difference between a licensed conveyancer and conveyancing solicitor in Bryn Y Baal
Two types of professional can do conveyancing in Bryn Y Baal namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or purchase of property. They are both duty bound to handle Bryn Y Baal conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be properly conducted and that all necessary procedures should be appropriately adhered to.
Our offer on a house in Bryn Y Baal has been accepted, but there is a chain. The sellers have offered on a flat, but it’s not yet tied up, and have viewings of other properties booked. I have instructed a high street conveyancing solicitor in Bryn Y Baal. What do I do now? At what stage should I apply for the mortgage with Clydesdale?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Bryn Y Baal conveyancing search charges, etc). The first thing to do is ensure that your property lawyer is on the Clydesdale approved list. Regarding the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. In a rising market the majority of buyers would apply for the mortgage with Clydesdale and arrange for the valuation and only if it comes back ok would they request their conveyancer to move forward with the conveyancing in Bryn Y Baal.
I used Stirling Law several years ago for my conveyancing in Bryn Y Baal. I now require my file 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 Bryn Y Baal of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking to sell my property. My previous lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Bryn Y Baal if that affects matters.
You should use our search tool to help you choose a solicitor for your conveyancing in Bryn Y Baal. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
We expect to complete the sale of our £375,000 garden flat in Bryn Y Baal in just under a week. The managing agents has quoted £324 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Bryn Y Baal?
Bryn Y Baal conveyancing on leasehold flats usually involves the buyer’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be content to assist. They are at liberty to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some cases it exceeds £800. The management information fee invoiced by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. Reality however dictates that one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I bought a ground floor flat in Bryn Y Baal, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bryn Y Baal with a long lease are worth £179,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2081
With just 57 years unexpired we estimate the premium for your lease extension to be between £26,600 and £30,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.