We are soon to complete buying a house in Llanarth but as a result of damage from the recent storms I have was able negotiate compensation from the vendor in the sum of £2k in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract however Skipton are not allowing this. Should they have been notified?
Your lawyer that is on a Skipton conveyancing panel is required to inform Skipton of any changes to the sale price. If you were to refuse your conveyancer to notify the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new solicitor for your conveyancing in Llanarth.
We have agreed to purchase a house in Llanarth. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Aldermore your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties countrywide and is not restricted to Llanarth.
Completion of my purchase has taken place for my property in Llanarth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Planning on purchasing a maisonette in Llanarth. 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 HSBC 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 Llanarth conveyancer is on the HSBC conveyancing panel.
I have been on the look out for a ground for flat up to £305k and found one near me in Llanarth I like with a park and station in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Llanarth for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
Should I instruct a Llanarth conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can conduct the legal formalities but they are based 300miles away.
The benefit of a high street Llanarth conveyancing practice is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Llanarth know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were happy that must trump using an unfamiliar Llanarth conveyancing lawyer solely due to them being Llanarth based.
Last May I purchased a leasehold house in Llanarth. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a 2 bed flat in Llanarth, conveyancing was carried out in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Llanarth with a long lease are worth £179,000. The ground rent is £65 per annum. The lease ceases on 21st October 2082
You have 57 years remaining on your lease we estimate the premium for your lease extension to range between £26,600 and £30,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive 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 you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
Do I need to visit the offices of the mortgage company conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Llanarth as it will be easier to pop in to their offices if necessary.
Most conveyancing panel lawyers for the mortgage company undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Llanarth. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.