I have just been advised by my broker that my Gower solicitor is not on the bank Solicitor panel. How can I be certain if this is indeed the case?
The first thing you need to do is to contact your Gower conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
How do I check that the solicitor carrying out my conveyancing in Gower is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Leeds Building Society thus paying £187.00 plus VAT in additional legal invoice.
Please do take advantage of the find a lender approved solicitor tool on this site. Please choose the lender and type ‘Gower’ or your preferred area and you will see numerous solicitors based in Gower or by proximity to you.
I am buying a new build apartment in Gower. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Gower
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Is it possible to switch conveyancer as I have to retain a firm on the Bank of Scotland conveyancing panel. I instructed a local conveyancing solicitor in Gower five minutes from me but she is not accepted by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Gower on the Bank of Scotland panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Gower. In making use of search facility on this site, you can compare charges for conveyancing solicitors in Gower and throughout England and Wales.
My husband and I are 17 days into a freehold purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Gower. I am am extremely disappointed with the quality of service. Can you you assist me in finding new solicitors?
A conveyancer would need to be very bad to suggest changing them. Has the loan offer been generated? In the event that it has you will need to advise them of the replacement lawyer and ensure the offer are re-issued. Your new conveyancer needs to be on the banks panel to avoid supplemental costs and frustration. So that should be your starting point. Our find a solicitor tool can assist you in finding a bank approved solicitor for your home move in Gower
I am a negotiator for a long established estate agent office in Gower where we have witnessed a few flat sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local Gower conveyancing firms. Could you clarify whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchased a basement flat in Gower, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Gower with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2089
With only 64 years left to run the likely cost is going to span between £14,300 and £16,400 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.