My partner and I are acquiring a newly built flat in Bryn Y Baal and my conveyancer is telling me that she has to the lender to reveal incentives from the builder. The Estate Agents are hassling me to sign contracts and my preference is not to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
How up to date is your database of Bryn Y Baal solicitors on the Lloyds conveyancing panel? Do Lloyds send you an updated list?
Bryn Y Baal conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
We had selected conveyancing lawyers with offices in Bryn Y Baal on the UBS solicitor approved list. They are now charging me a supplemental charge for dealing with the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. The charge is not set by UBS but by your Bryn Y Baal lawyer. Plenty of firms on the UBS panel will levy ’dealing with mortgage’ fee but many practices include it on their overall fee.
I am selling my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Bryn Y Baal solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
My sealed bid on a detached house in Bryn Y Baal has been agreed to, the vendors do however have a dependent purchase. The owners have offered on a property, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Bryn Y Baal. What do I do now? When should I get the mortgage application with HSBC started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Bryn Y Baal conveyancing search costs, etc). First, you should check that your property lawyer is on the HSBC conveyancing panel. Regarding the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a rising market some purchasers would apply for the mortgage with HSBC and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Bryn Y Baal.
The deeds to my home are lost. The solicitors who did the conveyancing in Bryn Y Baal 10 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
Due to the encouragement of my in-laws I had a survey completed on a house in Bryn Y Baal ahead of instructing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may refuse to issue a mortgage on such a house.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bryn Y Baal. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bryn Y Baal to see if the conveyancing will be more expensive.
I have recently realised that I have 72 years unexpired on my flat in Bryn Y Baal. I now wish to extend my lease but my landlord is can not be found. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have done all that could be expected to find the lessor. In some cases an enquiry agent may be useful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Bryn Y Baal.
I purchased a 2 bed flat in Bryn Y Baal, conveyancing was carried out March 2007. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Bryn Y Baal with a long lease are worth £180,000. The ground rent is £65 yearly. The lease runs out on 21st October 2083
You have 58 years left to run the likely cost is going to span between £22,800 and £26,400 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.