I am hoping to receive a mortgage offer from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Margam. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Margam is the location of the property. Can you offer any assistance?
Flying freeholds in Margam are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Margam you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Margam may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Margam and how can your lawyers assist?
The particular law that you refer to provides protection to commercial lessees, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Margam
I need to instruct a conveyancing practitioner in Margam for my house move. Is there any facility to see a firm’s record with the legal regulator?
Anyone can find documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.
I am tempted by the attractive purchase price for a two apartments in Margam which have in the region of 50 years unexpired on the lease term. should I be concerned?
There are plenty of short leases in Margam. The lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease gets shorter the marketability of the lease reduces and results in it becoming more costly to acquire a lease extension. This is why it is generally wise to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this field.
I inherited a studio flat in Margam, conveyancing formalities finalised in 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Margam with a long lease are worth £206,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2091
With 67 years left to run the likely cost is going to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should 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.
Is it true that a Margam conveyancing company got sued by clients for failing to conduct comprehensive conveyancing investigations?
We are not aware of such a Margam conveyancing claim but according to a recent report, clients buying a house elsewhere in England successfully won a claim against their solicitor as a consequence of development permission to build a wind farm not being identified in conveyancing searches.
Where you are purchasing in Margam It is essential that your conveyancer carry out all Margam conveyancing searches needed to ensure you have relevant and up to date information before buying a property.