Is the fact that my conveyancer in Corwen is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Corwen conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am selling our home in Corwen and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Corwen lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Corwen. We have lived in Corwen for six years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation need.
It sounds as though you may 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 life insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Corwen. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Corwen
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no costs for commercial conveyancing in Corwen for under £2000?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Corwen, including the disposal and purchase of businesses as well as simply property. If you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right firm. As for the charges this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or email so as to enable us to provide you with a fixed commercial conveyancing quote.
I am on look out for some leasehold conveyancing in Corwen. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Corwen - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 1 bedroom flat in Corwen, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Corwen with a long lease are worth £180,000. The ground rent is £65 invoiced annually. The lease ends on 21st October 2085
With only 59 years unexpired the likely cost is going to range between £20,900 and £24,200 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 renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
How and when do I cover the costs of the Stamp Duty Land Tax payable for my Corwen flat purchase?
The majority of property lawyers tend to fill out a Land Transaction Return Form on your behalf during your Corwen purchase transaction for signature. After completion your solicitor will submit your Land Transaction Return Form to the Inland Revenue and - assuming they have the funds - pay any tax bill liability on your behalf.