We decided to go with a local lawyer for my conveyancing in Bryn Y Baal last week. Upon checking the terms of engagement it is apparent thatwe are liable for fees even if the sale doesn't happen. Should I go with them or select a web based conveyancing brokerage offering no completion no charge conveyancing in Bryn Y Baal?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will generally be uplifted to offset the conveyances that do not go ahead. You should be mindful that such arrangements tend not to protect you from disbursements for instance Bryn Y Baal conveyancing search costs.
We are looking to buy a flat and require a conveyancing solicitor in Bryn Y Baal who is on the Bank of Ireland approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Bryn Y Baal.
This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Bryn Y Baal. Do I collect the keys to the house on the completion date from my conveyancer? If so, I will find a local conveyancing solicitor in Bryn Y Baal?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
When it comes to mortgage companies such as Coventry BS, do Bryn Y Baal solicitors incur an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We had selected solicitors based in Bryn Y Baal on the TSB solicitor panel. They are now charging me a separate fee for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. The charge is not dictated by TSB but by your Bryn Y Baal property lawyer. Some firms on the TSB panel will quote ’dealing with mortgage’ fee and others do not.
4 months have gone by following my purchase conveyancing in Bryn Y Baal completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I’m about to sell my 2 bed apartment in Bryn Y Baal. Conveyancing is yet to be initiated, however I have just received a yearly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would given that all ground rent and maintenance invoices will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a 2 bed flat in Bryn Y Baal, conveyancing formalities finalised October 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Bryn Y Baal with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2092
With only 67 years unexpired the likely cost is going to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" 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 in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
I am an executor of my recently deceased mother’s Will, with a property in Bryn Y Baal which will be sold. The house has never been registered at the Land Registry and I'm advised that some buyers solicitors will insist that it is done before they will proceed. What's the procedure for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.