Can the conveyancing practitioners that are recommend carry out auction conveyancing in Maesteg?
We know of a few niche practitioners we can put you in touch with those who can conduct auction conveyancing. Maesteg is one of hundreds of areas of in which our lawyers are based.
What is the first thing I need to know regarding purchase conveyancing in Maesteg?
You may not hear this from too many lawyers but conveyancing in Maesteg and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the legal transfer of property. E.g., the seller, estate agent and even potentially a lender. Choosing a solicitor for your conveyancing in Maesteg is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to act in your best interests and to protect you.
We are witnessing a definite creep in the "blame" culture- someone must be blamed for the process taking so long. We recommend that you must always trust your lawyer above the other players when it comes to the legal transfer of property.
This question may be naive but I am new to the home moving as a 1st time purchaser of a garden flat in Maesteg. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Maesteg?
On the day of completion you will not be required to go to the conveyancers office in Maesteg. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
My conveyancer has informed me that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Maesteg?
The appropriate level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Clydesdale have agreed my mortgage in principle, my bid on a property in Maesteg has been accepted, now what?
The property agent will want to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Contact Clydesdale or your broker and finish off any appropriate documentation. Clydesdale will appoint a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Clydesdale will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Maesteg.
I moved into my home on 16 March and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Maesteg said it would be concluded in less than a month. Are titles in Maesteg particularly slow to register?
There is nothing unique when it comes to conveyancing in Maesteg registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. Currently approximately three quarters of submission are fully dealt with within two weeks but some can be subject to protracted delays. Historically registration takes place after the new owner has moved in to the property therefore an expedited registration is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.
I decided to have a survey completed on a property in Maesteg before appointing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some lenders will refuse to grant a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Maesteg. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Maesteg to see if the conveyancing costs will increase in light of this.
Can you provide any top tips for leasehold conveyancing in Maesteg from the perspective of expediting the sale process?
- Much of the delay in leasehold conveyancing in Maesteg can be avoided if you instruct lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ representatives. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to unsettled. If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Organising a replacement share certificate can be a time consuming process and delays many a Maesteg conveyancing transaction. If a new share certificate is needed, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Some Maesteg leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
I am the registered owner of a garden flat in Maesteg, conveyancing formalities finalised June 2006. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Maesteg with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2079
With just 53 years unexpired we estimate the premium for your lease extension to span between £27,600 and £31,800 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.