I am obtaining a mortgage offer from Santander. I hope to enlist the help of a Licensed Conveyancer in Cefn Mawr. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Are the Cefn Mawr conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Cefn Mawr conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
Our bank has recommended a law firm on their panel based in Cefn Mawr but I would rather use a conveyancing lawyer in Cefn Mawr local to me. Can you help?
The minority of Cefn Mawr conveyancing solicitors are listed all banks conveyancing panel. Use our search tool to choose a Cefn Mawr conveyancing solicitor on the on the bank panel.
How does conveyancing in Cefn Mawr differ for newly converted properties?
Most buyers of new build residence in Cefn Mawr come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Cefn Mawr typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cefn Mawr or who has acted in the same development.
I own a leasehold house in Cefn Mawr. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Cefn Mawr who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Cefn Mawr conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a 1 bedroom flat in Cefn Mawr, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Cefn Mawr with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2079
With only 55 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
We are about to buying a flat in Cefn Mawr. Can our solicitor keep the amount we are are buying for private from the likes of Zoopla. How could this be achieved ?
HM Land Registry by statute are obliged to note price paid information on the official title for domestic properties nationwide which includes premises in Cefn Mawr. The register of ownership is a public document, so the Land Registry would be breaking the law if they failed to grant access to the register.
In essence you can make a request of the Land Registry to hide the price paid entry but the answer will be in the negative.