We see that you have a post code search directory identifying solicitors on the Barclays conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Cemaes Bay?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cemaes Bay.
There are plenty of conveyancing solicitors in Cemaes Bay but how do I know who I should use?
It would be unwise to be swayed by the lowest Cemaes Bay conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Can I be sure that the Cemaes Bay conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Cemaes Bay obtaining 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 advocate that you speak with the solicitor conducting your transaction.
I have paid off my mortgage with Lloyds. I assume I don't need a Cemaes Bay lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
My partner and I are selling our home in Cemaes Bay and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Cemaes Bay conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing firm rather than a conveyancing solicitor in Cemaes Bay. We have lived in Cemaes Bay for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You need to 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 sickness)
The deeds to my house are lost. The solicitors who did the conveyancing in Cemaes Bay 4 years ago are no longer around. What do I do?
You no longer need to hold title original deeds to evidence that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
I have been on the look out for a flat up to £235,500 and found one near me in Cemaes Bay I like with a park and railway links in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Cemaes Bay suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan the shortness of the lease will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I am intending to sublet my leasehold flat in Cemaes Bay. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
The lease governs relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Cemaes Bay do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I bought a 2 bed flat in Cemaes Bay, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Cemaes Bay with a long lease are worth £211,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2093
With only 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.