Just been in touch with my conveyancing lawyer in Llandaff who completed the legal work 18 months ago and wanted a conveyancing estimate based on the same type of home move (a leasehold property and a freehold property) of similar values with a mortgage from Nationwide Building Society. I am now being quoted twice the amount. Stick with what I know or should I seek out a cheaper online firm of conveyancing solicitor?
The costs illustration is slightly on the steep side. If you you were to look around you may be able to trim some of the cost by as much as £100 plus VAT. That being said, assuming were content with the service the firm offered you mightcome to regret opting for an an untested conveyancer. If is important to check that the firm can act for Nationwide Building Society. Do make use of our search tool to get a quote a Llandaff conveyancing firm on the Nationwide Building Society conveyancing panel, which can often include conveyancing solicitors in Llandaff.
My Llandaff lawyer has discovered an inconsistency between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My solicitor says that he is duty bound to check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are the Llandaff conveyancing solicitors identified as being on the Nottingham conveyancing panel, together with their details provided by Nottingham?
Llandaff conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
I am looking for a flat up to £195,000 and identified one round the corner in Llandaff I like with open areas and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Llandaff in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
I need to appoint a conveyancing solicitor for sale conveyancing in Llandaff. I've land on a site which looks to be the ideal answer If there is a chance to get all this stuff done via phone that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have recently realised that I have 72 years unexpired on my flat in Llandaff. I need to extend my lease but my freeholder is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you have used your best endeavours to find the lessor. On the whole a specialist may be helpful to try and locate and to produce a report which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the application to the County Court covering Llandaff.
I purchased a 2 bed flat in Llandaff, conveyancing formalities finalised 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Llandaff with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 per annum. The lease comes to an end on 21st October 2082
You have 58 years left to run we estimate the premium for your lease extension to range between £23,800 and £27,400 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.