My previous lawyer has sent a quote for £1700 for no sale no fee conveyancing in Clydach. I’m selling a newly refurbished house for £225,000. This seems too much. Is it above the norm for conveyancing in Clydach?
The charges are a little high. If you shop around you may be able to reduce the fees slightly by say £125. On the other hand, you mightcome to regret choosing an an untested solicitor. Remember to check that the conveyancer can act for your lender. Do use our search tool to get a quote a Clydach conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Clydach.
My wife and I intend to remortgage our maisonette in Clydach with Principality. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the Principality conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Principality conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Principality. This is solely used to protect Principality if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Principality had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I had intended to instruct a conveyancing solicitor in Clydach for our home move. Our broker informed us that our bank Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
Lenders in the main restrict either the type or the volume of conveyancing solicitors on their panel. A common example of such criteria being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, some have limited the amount of solicitor practices they use to represent them. Be aware that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels a few years ago even though there are mixed opinions concerning the level of solicitor engagement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Clydach only carry out one or two conveyances a year.
We're first time buyers - agreed a price, yet the agent has warned us that the owners will only proceed if we use the agent's recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Clydach
We suspect that the seller is unaware of this request. Should the owner want ‘a quick sale', turning down a serious buyer is not the way to achieve this. Contact the owners directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your preferred Clydach conveyancing lawyers - as opposed tothe ones that will provide the negotiator at the agency a referral fee or achieve conveyancing thresholds demanded by head office.
Do you have any advice for leasehold conveyancing in Clydach with the aim of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Clydach can be bypassed where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ solicitors. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Clydach state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord approving such changes. If you dont have the consents in place do not communicate with the landlord without contacting your solicitor first. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to unsettled. Many landlords or Management Companies in Clydach charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Clydach. If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Arranging a replacement share certificate can be a time consuming process and delays many a Clydach home move. If a duplicate share is needed, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity.
I am the registered owner of a basement flat in Clydach, conveyancing formalities finalised in 2010. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Clydach with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2091
With 65 years left to run the likely cost is going to span between £13,300 and £15,400 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
A conveyancing company dealt with my conveyancing in Clydach seven years ago and was holding my deeds but has now closed – What steps do I now take to retreive these?
Title deeds, as such, no longer exist as most homes in Clydach are archived electronically at Land Registry. Where you need to show evidence of proprietorship or are selling or re-mortgaging your lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.