It may have been a long time coming a mortgage offer from NatWest for the refinancing of my single bedroom apartment is coming within the next few days. Could you recommend a low cost conveyancing law firm in Cardiff?
You have come to the wrong place to search for cut-price fees for conveyancing in Cardiff. Our goal is to offer value for money conveyancing but we do not advertise as being the cheapest. Do not be seduced by brokers offering the bait of low cost conveyancing in Cardiff. At best, in being led by cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for extras and still not receive the service expected.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather use a Cardiff based conveyancing firm?
You should check but the the likelihood is that give you one of their panel lawyers if you take up the "fee-free" deal. Speak to the bank to ask if they make available a monetary alternative. Some banks have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Cardiff.
My wife and I own a semi-detached Victorian house in Cardiff. Conveyancing solicitor represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cardiff and other areas of the country and poses no real issues for owners other than when they sell 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 conveyancing.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Cardiff I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Cardiff suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Cardiff. I happened to discover a web site which looks to be the perfect offering If there is a chance to get all formalities completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can you offer any advice when it comes to finding a Cardiff conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Cardiff conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Cardiff conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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If the firm is not ALEP accredited then what is the reason? Can they put you in touch with clients in Cardiff who can give a testimonial?
I acquired a split level flat in Cardiff, conveyancing having been completed in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Cardiff with over 90 years remaining are worth £206,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2090
With only 66 years left to run the likely cost is going to range between £12,400 and £14,200 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.