I instructed a local lawyer for our conveyancing in Cwmbran today. Reviewing the Terms I seewe are liable for costs even if the dealfalls through. Should I ditch them and use an on-line lawyer advertising no-sale-no-fee conveyancing in Cwmbran?
It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to offset the conveyances that fail to complete. Also remember that these schemes rarely cover disbursements for example Cwmbran conveyancing search fees.
We are buying our first house. The property lawyer has contact usto enquire if we want to take out extra conveyancing searches. Unfortunately we have no idea as to what's needed for conveyancing in Cwmbran
The range of Cwmbran conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What matters is that you adequately comprehend what information each search could supply. Then you can make a decision if you personally think you need that search. If unclear, ask the conveyancing practitioner to guide you.
I purchased a freehold house in Cwmbran yet charged rent, why is this and what is this?
It’s unusual for properties in Cwmbran and has limited impact for conveyancing in Cwmbran but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Cwmbran. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you plan to refinance then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
As co-executor for the will of my uncle I am selling a residence in Swansea but reside in Cwmbran. My conveyancer (who is 260 kilometers awayhas requested that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Cwmbran who can attest this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Cwmbran
I own a leasehold house in Cwmbran. Conveyancing and Britannia mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Cwmbran who acted for me is not around. What should I do?
First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to instruct a Cwmbran conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a 1 bedroom flat in Cwmbran, conveyancing formalities finalised January 2005. Can you work out an approximate cost of a lease extension? Corresponding flats in Cwmbran with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2091
With 66 years remaining on your lease the likely cost is going to span between £11,400 and £13,200 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.