My wife and I are buying a new build duplex in Llanon and my lawyer is advising me that she is duty bound to the mortgage company to disclose incentives from the developer. I am nearing the developer’s deadline to exchange contracts and my preference is not to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are downsizing from our home in Llanon and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Llanon conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Llanon. We have lived in Llanon for six years we know of no issue. Should we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Due to the advice of my in-laws I had a survey completed on a house in Llanon in advance of instructing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks will refuse to give a mortgage on such a premises.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llanon. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to appoint a conveyancing solicitor for residential conveyancing in Llanon. I've chance upon a web site which appears to be the perfect answer If there is a chance to get all the legals done via phone that would be ideal. Should I be wary? What are the potential pitfalls?
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?
Completion is due on our sale of a £400,000 flat in Llanon in just under a week. The management company has quoted £420 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Llanon?
Llanon conveyancing on leasehold apartments nine out of ten times results in administration charges invoiced by landlords agents :
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Answering conveyancing due diligence questions
Where consent is required before sale in Llanon
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a ground floor flat in Llanon, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Llanon with a long lease are worth £175,000. The ground rent is £65 levied per year. The lease comes to an end on 21st October 2083
You have 58 years unexpired we estimate the premium for your lease extension to be between £23,800 and £27,400 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
I see that you have a search directory listing solicitors on the bank conveyancing panel. Do Llanon conveyancing firms pay you a referral fee if I instruct them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Llanon.