Unfortunately I am unable to travel far from Cowbridge. Please explain the reason why all Cowbridge conveyancing practitioners are not on all lender panels?
Banks tend to restrict either the nature or the number of conveyancing practices on their panel. A common example of such restriction(s) being that a practice needs to have two or more partners. In addition to restricting the type of firm, some banks for example HSBC made a decision to limit the number of practices they allow to represent them. It is worth noting that lenders have no liability for the quality of conveyancing given by any Cowbridge solicitor on their panel. Increases in mortgage fraud was a key driver in the reduction of conveyancing panels from 2008 even though there are opposing opinions about whether solicitors sat at the center of that fraud. Statistics published by the Land Registry indicates that thousands of law firms only transact one or two conveyances annually. Those advocating conveyancing panel culls question why law firms should have the right to be listed on a bank panel when it is apparent that property law is not their speciality?
Can you explain why leasehold purchase conveyancing in Cowbridge is more expensive?
The conveyancing fees on a leasehold property in Cowbridge is often greater than on a freehold residence. This is because there is an amount of extra time required in corresponding with the landlord and managing agents to collate the evidence concerning whether the rent and service fee have been paid and whether there are any major works due in the near future on repairs or maintenance of the building.
I am helping my mother sell her flat in Cowbridge. Does the solicitor arrange an energy performance certificate or do I organise this?
After the abolition of HIPs, energy performance certificates was maintained a mandatory element of moving house. An energy performance certificate must be to hand prior to the property being placed on the market. This is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Cowbridge conveyancing lawyer they might be willing to arrange EPC’s due to their relationships with reputable local assessors
A friend informed me that in purchasing a property in Cowbridge there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Cowbridge which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Cowbridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We were going to get a AIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Cowbridge solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cowbridge solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have recentlydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Cowbridge for a purchase of a leasehold flat 9 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cowbridge conveyancing specialists.
I am looking for a leasehold apartment up to £235,500 and identified one near me in Cowbridge I like with amenity areas and transport links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Cowbridge in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Cowbridge and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial lessees, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Cowbridge is one of our many areas of the UK in which the firms we work with are based