I am in the throes of transferring my existing standard home loan to a Buy to Let Godiva Mortgages Ltd mortgage. The bank has said that I need a lawyer as part of the process. I got in contact with my previous Hengoed conveyancing firm who acted on my behalf when I first acquired the premises. The fee calculation sent of £575 plus disbursements is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The estimate fees seem a tad high. Where you are happy to spend time contrasting quotes you may be able to decrease the fees marginally by as much as £100 plus VAT. That being said, if you were satisfied with the legal work the firm offered you maylive to rue opting for an an unknown solicitor. Remember to ensure the solicitor can also act for Godiva Mortgages Ltd. Do make use of our search tool to find a Hengoed conveyancing firm on the Godiva Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in Hengoed.
I am acquiring a house for cash in Hengoed. I have been living for the previous 15 years in Hengoed. Conveyancing searches are exorbitant. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then the vast majority of the Hengoed conveyancing searches are non-obligatory. Your lawyer will try and steer you, perhaps strongly, that you should have searches done, but he is duty bound to take that path of encouragement . Do take into account; if you are intend to dispose of the house in the future, it could be of interest to your future purchaser what the searches reveal. There are plenty of instances where properties with apparent issues can still throw up unpredicted search results. A competent conveyancing solicitor in Hengoed should be able to give you some constructive advice in this regard.
Does a directory service exist listing Clydesdale panel conveyancers in Hengoed on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available on the web. Where you are looking for a Hengoed solicitor on the Clydesdale please make the most of our facility.
Is it the case that all Hengoed conveyancing solicitors on the RBS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
How can we know in advance if a Hengoed conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Hengoed getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Hengoed and how can you help?
The particular law that you refer to gives protection to commercial lessees, giving them the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Hengoed is one of our many areas of the UK in which our lawyers are located
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Hengoed. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Hengoed are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Hengoed so you should seriously consider shopping around for a Hengoed conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer will appraise you on the various issues.
I acquired a garden flat in Hengoed, conveyancing was carried out 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Hengoed with an extended lease are worth £190,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2087
With only 62 years remaining on your lease we estimate the premium for your lease extension to be between £17,100 and £19,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
I am contemplating choosing an online lawyer rather than a Hengoed conveyancing firm. Should I ‘stay local’?
There are advantages of having the option pop in to a local Hengoed conveyancing solicitor such as
- signing papers and and when necessary
- sometimes being able to speak to someone face-to-face can make a significant difference, particularly for non-standard house moves
- the ability to raise concerns if things need to addressed
When analysing quotes, look carefully for hidden extras. The majority decent Hengoed high street solicitors give an all-inclusive price. Many online agents seem to offer cheap fees, but have hidden 'extras' in the fine print.