Our mortgage company has recommended solicitors on their panel based in Clydach but I would rather use a conveyancing lawyer in Clydach round the corner to me. Are you able to assist?
The minority of Clydach conveyancing solicitors are on all banks conveyancing panel. Do make the most of the above find an approved solicitor tool to locate a Clydach conveyancing firm on the on the bank panel.
I have paid off my mortgage with Nottingham. I assume I don't need a Clydach property lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Clydach solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a maisonette in Clydach. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Clydach property lawyer is on the RBS conveyancing panel.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Clydach I like with amenity areas and transport links in the vicinity, however it only has 61 years on the lease. There is not much else in Clydach for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
I'm remortgaging my current property to a BTL mortgage with Barclays and intend to use the remaining equity towards another house. The location we are interested in is Clydach. Will your lawyers be able to act for both sets of banks and tie in the two deals?
Do use our comparison tool on this site to be sure that the solicitors are approved by both lenders. Having checked that they are the conveyancer will be able to simultaneously deal with the two transactions but you should talk with you solicitor and make clear your expectations and needs.
My husband and I are four weeks into a leasehold purchase having been recommend to solicitors by the estate agent to carry out the conveyancing in Clydach. I am am starting to be frustrated with the quality of service. Could you you assist me in finding new solicitors?
They would have to be very bad to suggest changing them. Has the mortgage been issued? If so you must inform them of the new solicitor and have the loan are re-issued. Your new solicitor ideally needs to be on the mortgage company approved list to avoid escalating fees and frustration. That should be your starting point. Our find a solicitor tool can assist you in finding a lender approved solicitor for your home move in Clydach
I want to sublet my leasehold flat in Clydach. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Clydach do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I am the registered owner of a split level flat in Clydach, conveyancing having been completed in 2002. How much will my lease extension cost? Comparable properties in Clydach with a long lease are worth £180,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2085
With only 59 years remaining on your lease the likely cost is going to be between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues 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 getting professional advice.