We are looking to buy a house and require a conveyancing solicitor in Cowbridge who is on the Skipton conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Cowbridge.
We're in Cowbridge, FTBs buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Cowbridge. Do I receive the keys to the house on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Cowbridge?
On the day of completion you will not be required to go to the conveyancers office in Cowbridge. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am the single recipient of my late mum's will and I have everything in my name now, including the house in Cowbridge. The Cowbridge property was put into my name in March. I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the property in March. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement is chiefly there to identify subsales or the quick reselling of properties.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Cowbridge building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Cowbridge conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I have no idea who is right.
The lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
It has been five months following my purchase conveyancing in Cowbridge took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I own a leasehold flat in Cowbridge. Conveyancing and Aldermore mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Cowbridge who previously acted has long since retired. Any advice?
First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Cowbridge conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a 2 bed flat in Cowbridge, conveyancing having been completed 7 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? Similar flats in Cowbridge with an extended lease are worth £211,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2093
With 68 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 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 are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
Can you set out some of distinct advantages to using a local property lawyer in Cowbridge
Many buyers and sellers in Cowbridge decide on using a nearby high street property lawyer so that they can attend the lawyer’s offices if they have problems, and to collect mortgage deeds rather than depending on the post.
There is a distinct benefit in opting for a lawyer nearby to a premises you are planning to purchase, due to the in-depth knowledge of the region and possible local issues - yet this is debatable. Many conveyancers conduct their work via the web and may be anywhere in the world.