Do the Building Society Association intend to launch a searchable register to to identify firms on the Norwich and Peterborough Building Society conveyancing panel for example in Crymych?
We are not aware of any intention on the part of the BSA to develop such a register.
My colleague suggested that if I am buying in Crymych I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Crymych conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Crymych around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Crymych Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Crymych Education with plans and statistics, Local Amenities and other useful data regarding Crymych.
It has been four months since my purchase conveyancing in Crymych completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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.
My business partner and I are planning to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering competitive costs for commercial conveyancing in Crymych for less than 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Crymych, including the sale and acquisition of businesses as well as simply premises. If you are intending to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right lawyer. Regarding the charges this will depend on the structure and complexity of the deal. Please provide us with your details or email so as to enable us to furnish you with a fixed commercial conveyancing calculation.
I am employed by a busy estate agent office in Crymych where we have experienced a number of leasehold sales derailed due to short leases. I have been given contradictory information from local Crymych conveyancing firms. Can you clarify whether the seller of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a 1 bedroom flat in Crymych, conveyancing was carried out November 2004. 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 properties in Crymych with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease finishes on 21st October 2079
With only 54 years unexpired the likely cost is going to be between £32,300 and £37,400 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
I have chosen a Crymych conveyancing solicitor for our home move (first time buyers) and have spotted in the engagement letter that they are not regulated by the Financial Conduct Authority. Should I be worried or is that the norm with property lawyer?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are regulated by the SRA, who set specific stipulations regulating monies sitting in their bank.