Having sold my house in Cefn Mawr last September but my buyer keeps whats apping every few hours to say his solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?
Post completion of your disposal your solicitor should deliver the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your lawyer should also confirm that the mortgage has been discharged to the buyers lawyers. There is unlikely to be post completion procedures just for conveyancing in Cefn Mawr.
When it comes to lenders such as Nationwide, do Cefn Mawr conveyancers face a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We had selected conveyancing lawyers located in Cefn Mawr on the HSBC solicitor approved list. They have just billed me a further amount for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not set by HSBC but by your Cefn Mawr solicitor. Plenty of firms on the HSBC panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
How can we know in advance if a Cefn Mawr conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Cefn Mawr getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Cefn Mawr for a purchase of a leasehold flat 10 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cefn Mawr conveyancing specialists.
Do I need to be suspicious that estate agents that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Cefn Mawr conveyancing practice?
As is the case with lots of professional services, often referrals from relatives can be most helpful. But there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward solicitors to select. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there might be a financial incentive behind the recommendation. You are at liberty to choose your own lawyer. However, bear in mind that some lenders have an approved list of solicitors you have to use for the mortgage aspect of your home move.
I have just appointed agents to market my 2 bed apartment in Cefn Mawr. Conveyancing lawyers have not yet been instructed, however I have recently had a half-yearly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would given that all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a studio flat in Cefn Mawr, conveyancing was carried out in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Cefn Mawr with a long lease are worth £265,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2101
With 76 years left to run the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
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 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 want to 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.
How easy is it to change a solicitor as I need to find a Cefn Mawr based one who is on the mortgage company conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a conveyancer to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Cefn Mawr that you're considering.