Completed the sale of my flat in Dinas Powys last March but our buyer keeps whats apping daily complaining that her lawyer needs to hear from mylawyer. What should my lawyer have done following completion?
Following your house sale your lawyer should forward the transfer documentation and all additional paperwork to the buyer’s solicitors. If applicable, your solicitor must also send confirmation that the home loan has been paid off to the buyers conveyancers. There is unlikely to be post completion steps specific conveyancing in Dinas Powys.
I am purchasing a new build flat in Dinas Powys. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Dinas Powys you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Dinas Powys.
I'm the sole beneficiary of my late mum's estate and I have everything in my name alone, including the house in Dinas Powys. The Dinas Powys property was put into my name in October. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as though I had purchased the house in October. Do I have to wait half a year to sell?
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 may be affected by that. Most lenders would take a sensible view as this requirement chiefly exists to pick up on the purchase and immediately sell or the quick reselling of properties.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Dinas Powys property lawyer on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I have instructed a Dinas Powys lawyer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dinas Powys postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Dinas Powys.
How does conveyancing in Dinas Powys differ for newly converted properties?
Most buyers of new build residence in Dinas Powys approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Dinas Powys usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dinas Powys or who has acted in the same development.
I am intending to rent out my leasehold flat in Dinas Powys. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Some leases for properties in Dinas Powys do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a garden flat in Dinas Powys, conveyancing was carried out in 2003. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Dinas Powys with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2101
You have 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to 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 been informed by various estate agents that it can take six to eight weeks for Dinas Powys conveyancing to complete.This was four weeks ago. The paperwork was only received to my conveyancing practitioner a couple of days ago so now does it countdown?
One should treat with suspicion of any conveyancing practitioner promising expedited completion times. Instead ask the average timeframe to complete Dinas Powys conveyancing transactions and if they are willing to move towards your proposed completion date for your conveyancing in Dinas Powys