I am due to exchange buying a house in Caerwent but as a consequence of damage from some water damage at the property I have managed to agree reparation from the current proprietors in the sum of £3k in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Principality will not permit this. Why were they approached?
Your solicitor being on a Principality approved list is duty bound to advise Principality of any variations to the purchase price. If you prohibit your conveyancer to report the reduction to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new solicitor for your conveyancing in Caerwent.
I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather appoint a Caerwent based conveyancing firm?
Do check but the the likelihood is that give you one of their panel solicitors where you take up the "fee-free" incentive. Call the mortgage company and explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Caerwent.
The formalities of my remortgage has taken place for my property in Caerwent. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Caerwent solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
After what seems like an age I have had an offer on a flat in Caerwent accepted, the vendors do however have a connected purchase. The owners have placed an offer on a property, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Caerwent. What should be my next step? When do I get the mortgage application with Aldermore started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Caerwent conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Aldermore approved list. Regarding the next phase this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a hot market many home buyers would apply for the mortgage with Aldermore and arrange for the valuation and only if it comes back ok would they pay their property lawyer to press on with searches.
Me and my brother have a terraced Edwardian house in Caerwent. Conveyancing lawyer represented me and Birmingham Midshires. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Caerwent and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing practitioner who completed the work.
My husband and I are new on the property ladder - had an offer accepted, but the property agent informed us that the vendor will only issue a contract if we use their chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Caerwent
We suspect that the seller is not behind this request. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Caerwent conveyancing solicitors - as opposed tothose that will provide the estate agent a referral fee or meet his conveyancing figures demanded by corporate headquarters.
I wish to sublet my leasehold apartment in Caerwent. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Even though your previous Caerwent conveyancing solicitor is not available you can review your lease to check if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is allowed. There may be a precondition that you need to seek consent from your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of prior consent. The consent must not not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I bought a studio flat in Caerwent, conveyancing having been completed January 2000. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Caerwent with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2101
With just 75 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.