The vendors of the property we are purchasing have instructed a conveyancing firm in Haverfordwest who has insisted on a exclusivity agreement with a down payment two thousand pounds. Are such arrangements generally advanced for Haverfordwest conveyancing transactions?
There are two main downsides with signing a lock out contract (occasionally termed an exclusivity agreement) is that it can distract from progressing with the conveyancing process, so unless it requires minimal or no negotiation then it may transpire to be a hindrance. It is not particularly popular amongst Haverfordwest conveyancing lawyers for this reason. A further concern is the extent of the remedies available - an aggrieved buyer is not likely to be issued with injunctive relief to prohibit the seller completing the sale to an alternative purchaser, so the only remedy open via the contract will be the recovery of wasted charges and, in limited circumstances, the additional payment of damages.
I am currently in the process of buying my council flat in Haverfordwest. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
About to purchase apartment in Haverfordwest. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Haverfordwest property lawyer is on the Nationwide conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Haverfordwest solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 conveyancing practitioner 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 Haverfordwest postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Haverfordwest.
I am buying a new build house in Haverfordwest with the aid of help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The property agent told me not inform my solicitor about the extras as it will affect my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Haverfordwest is the location of the property. What do you suggest?
Flying freeholds in Haverfordwest are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Haverfordwest you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Haverfordwest 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 premises.
I am selling my house. My former solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Haverfordwest if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Haverfordwest. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
If all goes to plan we aim to complete the disposal of our £300,000 apartment in Haverfordwest next Thursday. The managing agents has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Haverfordwest?
For the majority of leasehold sales in Haverfordwest conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange enquiries
Where consent is required before sale in Haverfordwest
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a ground floor flat in Haverfordwest, conveyancing was carried out 9 years ago. How much will my lease extension cost? Corresponding properties in Haverfordwest with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease expires on 21st October 2082
With just 56 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.