We were about to instruct a conveyancing solicitor in Caerwent endorsed by you but have come across some other fee calculations on the internet seem less expensive – how come?
One can find many firms of solicitors advertising pretending to offer cheap conveyancing, unfortunately it’s common in such cases for extracharges end up with the completion fee markedly uplifted. Conveyancers are obliged to make sure that fees outlined in terms of engagement should be fair and reasonable and be applied The conveyancers that we list for conveyancing in Caerwent set out all costs for the property you plan tobuy.
Last August we completed a house move in Caerwent. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out for conveyancing in Caerwent?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Caerwent. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner completes a form called a Seller’s Property Information Form. answers is misleading, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Caerwent.
We are selling our house in Caerwent and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Caerwent lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Caerwent. We have lived in Caerwent for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am purchasing my first flat in Caerwent benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about this side-deal as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a house in Caerwent prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks may not give a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Caerwent. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Caerwent to see if the conveyancing will be more expensive.
There are only 62 years left on my flat in Caerwent. I am keen to get lease extension but my landlord is can not be found. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the landlord. In some cases an enquiry agent should be helpful to try and locate and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Caerwent.
I acquired a basement flat in Caerwent, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Caerwent with over 90 years remaining are worth £192,000. The ground rent is £55 yearly. The lease runs out on 21st October 2078
With just 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.