Do the conveyancing lawyers that are recommend handle auction conveyancing in Caldicot?
There are a few auction lawyers we can connect you with those specialising in auction conveyancing. Caldicot is one of our areas of where our lawyers have a presence.
Is there a list of HSBC panel conveyancers in Caldicot on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings viewable online. Where you are looking for a Caldicot solicitor on the HSBC please use our facility.
My fiancee and I are at the point of viewing flats in Caldicot and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with TSB.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are seeking a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
I can not fathom if my mortgage offer requires a lease extension. I have called into my local Caldicot bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My Caldicot conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the conveyancer is on the mortgage company panel, they must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some expedited conveyancing in Caldicot as I am faced with pressure to complete inside 2 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at free not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Caldicot the following are examples of what can appear and therefore affect the marketability of the property: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...
My wife and I have a terraced Georgian house in Caldicot. Conveyancing practitioner represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for 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 Caldicot and other locations in 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 mortgage companies. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
I am looking for a flat up to £305k and identified one round the corner in Caldicot I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Caldicot for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
I've recently bought a leasehold property in Caldicot. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a split level flat in Caldicot, conveyancing having been completed half a dozen years ago. 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? Comparable properties in Caldicot with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2094
With only 69 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.