Completed the sale of my flat in Builth Wells last March yet the purchaser is texting daily to say his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your sale your solicitor should forward the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor must also send confirmation that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion steps just for conveyancing in Builth Wells.
Do the Building Society Association intend to launch a online directory to list firms on the Melton Mowbray Building Society conveyancing panel for example in Builth Wells?
We have not been informed any plans on the part of the BSA to develop such a register.
I have decided to exercise my right to buy my property in Builth Wells off the council. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being difficult. The Builth Wells solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Intending to buy a apartment in Builth Wells. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Builth Wells solicitor is on the Principality conveyancing panel.
How easy is it to use your search facility to locate a conveyancing solicitor in Builth Wells on the approved list for my bank?
1st select a bank such as Yorkshire Building Society, The Mortgage Works or Nottingham Building Society then type in your location for instance Builth Wells. Conveyancing firms in Builth Wells and beyond should be shown.
I am employed by a busy estate agent office in Builth Wells where we see a number of leasehold sales derailed due to short leases. I have received contradictory information from local Builth Wells conveyancing firms. Could you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as 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 buyer.
Builth Wells Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
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Many Builth Wells leasehold apartments will have a service charge for the upkeep of the building levied on behalf of the freeholder. Should you buy the apartment you will have to pay this charge, normally periodically during the year. This may be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a rentcharge to be met yearly, ordinarily this is not a exorbitant amount, say approximately £50-£100 but you need to enquire as sometimes it can be many hundreds of pounds. Can you tell me if there are any major works in the planning that will add a premium to the maintenance costs? Be sure to discover if there are any onerous prohibitions in the lease. For instance it is reasonably common in Builth Wells leases that pets are not permitted in certain buildings in Builth Wells. If you like the apartmentin Builth Wells however your dog can’t make the move with you then you will be presented with a hard compromise.
I was advised by my bank that their panel lawyers operate no completion no fee basis for conveyancing in Builth Wells. I had a purchase fall through yet the solicitors have requested search fees! They are stating that the fees are nothing to do with their fees!
Builth Wells conveyancing search charges are separate expenses not solicitors costs as these are paid to independent parties.