Please could you recommend a Nationwide Building Society allowed Merthyr Tydfil conveyancing practice finish our home move within a short deadline? Would it be better to use a high street Merthyr Tydfil solicitor or an internet firm?
We can recommend some very good Merthyr Tydfil conveyancing firms. You can also walk up the main road in Merthyr Tydfil. Visit a couple of law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your requirements together with the reasons and ask for an assurance on speed. Appoint the lawyer that you trust.
My bank has suggested a law firm on their panel based in Merthyr Tydfil but I would rather instruct a conveyancing lawyer in Merthyr Tydfil or nearer to where I live. Are you able to help?
It is by no means the case that all Merthyr Tydfil conveyancing practitioners are listed all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Merthyr Tydfil conveyancing conveyancer on the on the mortgage company panel.
This question may be naive but I am unseasoned as FTB of a two bedroom flat in Merthyr Tydfil. Do I pick up the keys to the property on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Merthyr Tydfil?
On the day of completion you do not need to attend the conveyancers office in Merthyr Tydfil. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you should be called to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am the only recipient of my late father’s estate and I have everything in my name now, including the house in Merthyr Tydfil. The Merthyr Tydfil property was put into my name in December. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many lenders would take a practical view as this obligation chiefly exists to capture subsales or the quick reselling of properties.
It is not clear whether my bank requires a lease extension. I have called into my local Merthyr Tydfil bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Merthyr Tydfil conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their specific requirements. Who do I believe?
As long as the property lawyer is on the bank panel, she or he must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
A friend advised me that if I am purchasing in Merthyr Tydfil I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Merthyr Tydfil conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Merthyr Tydfil around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Merthyr Tydfil.
Having checked my lease I have discovered that there are only 62 years unexpired on my flat in Merthyr Tydfil. I now wish to get lease extension but my landlord is missing. What options are available to me?
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 lengthened by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the lessor. In some cases a specialist would be helpful to try and locate and to produce an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the application to the County Court covering Merthyr Tydfil.
I invested in buying a basement flat in Merthyr Tydfil, conveyancing was carried out in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Merthyr Tydfil with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2098
With 73 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as legals.
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 other concerns 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 am an executor of my recently deceased mum’s Will, with a bungalow in Merthyr Tydfil which is to be marketed. The bungalow has never been registered at the Land Registry and I'm advised that some EAs will insist that it is done before they will proceed. What's the mechanism for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.