Can you help? My Dinas Powys lawyer is informing me me that she is duty bound toorder Dinas Powys conveyancing searches becausethe firm are on the HSBCapproved lawyer panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Dinas Powys conveyancing searches.
I happen to be the sole recipient of my late mum's will with all property in now in my sole name, including the my former home in Dinas Powys. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some banks would take a practical view as this provision is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
I have instructed a Dinas Powys property lawyer having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. You may wish to consider appointing your own Dinas Powys surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My offer on a property in Dinas Powys has been agreed to, but there is a chain. The sellers have placed an offer on somewhere, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Dinas Powys. What do I do now? At what stage should I apply for the mortgage with Nottingham?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, Dinas Powys conveyancing search fees, etc). First, you should check that your lawyer is on the Nottingham approved list. Regarding the next stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with Nottingham and arrange for the valuation and only if it comes back ok would they pay their solicitor to move forward with searches.
I used Action Conveyancing a few years past for my conveyancing in Dinas Powys. Now, I need my files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Dinas Powys of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to swap solicitor as I need to instruct one who is on the Godiva Mortgages Ltd conveyancing list. I instructed a family conveyancing solicitor in Dinas Powys five minutes from me but the firm is not approved by Godiva Mortgages Ltd
It would be our pleasure to assist you find a conveyancing solicitor in Dinas Powys on the Godiva Mortgages Ltd panel. Please note that the law firms that we list do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Dinas Powys. Using search facility on this page, you can contrast costs for conveyancing solicitors in Dinas Powys and beyond.
There are only 72 years unexpired on my lease in Dinas Powys. I am keen to get lease extension but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you have done all that could be expected to track down the landlord. For most situations a specialist may be useful to conduct investigations and prepare a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court overseeing Dinas Powys.
I inherited a split level flat in Dinas Powys, conveyancing formalities finalised in 1999. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Dinas Powys with a long lease are worth £202,000. The ground rent is £60 yearly. The lease ends on 21st October 2083
With only 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
A conveyancing company dealt with my conveyancing in Dinas Powys 8 years ago and was holding my title documents but has now closed – What can I do to retreive them?
Deeds, as such, no longer exist as the majority of homes in Dinas Powys are recorded electronically at Land Registry. If you need to establish evidence of proprietorship or are selling or refinancing your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.