We are purchasing a house and need a conveyancing solicitor in Dinas Powys who is on the Clydesdale solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Dinas Powys.
I need some quick conveyancing in Dinas Powys as I am under a deadline to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not taking a mortgage you are at liberty not to do searches although no law firm would advise that you don't. With lots of history conveyancing in Dinas Powys the following are examples of issues that can be revealed and therefore affect the marketability of the property: Enforcement Actions, Outstanding Fees, Overdue Grants, Road Schemes,...
My wife and I own a 4 bedroom Edwardian property in Dinas Powys. Conveyancing practitioner acted for me and Santander. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching property. Is it worth asking Santander to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dinas Powys and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Dinas Powys is where the house is located. Is there any guidance you can impart?
Flying freeholds in Dinas Powys are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dinas Powys you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dinas Powys may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How easy is it to transfer to a new solicitor as I have to select a firm on the National Westminster Bank conveyancing panel. I hired a family conveyancing solicitor in Dinas Powys five minutes from me but he is not approved by National Westminster Bank
It would be our pleasure to help you select a conveyancing solicitor in Dinas Powys on the National Westminster Bank panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Dinas Powys. In making use of the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Dinas Powys and beyond.
Having checked my lease I have discovered that there are only Seventy years remaining on my lease in Dinas Powys. I now wish to extend my lease but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have used your best endeavours to track down the lessor. For most situations a specialist would be useful to carry out a search and to produce an expert document to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Dinas Powys.
I am the registered owner of a ground floor flat in Dinas Powys, conveyancing having been completed May 2012. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Dinas Powys with over 90 years remaining are worth £191,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2078
With just 53 years unexpired the likely cost is going to span between £27,600 and £31,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.