I have given 2 months notice to my existing landlord and must be out of my rented property in Miskin by 2/5/2025. Conveyancing for my house purchase is underway. Is it possible to complete in three weeks as don't want to have to find short term accommodation?
Generally one should not give notice on a rental until your lawyer suggests that you should. Assuming that you have not previously done so, notify to your lawyer and ask them to they seek the assistance the other lawyers, try to get a realistic time scale from them that all parties will work to achieve
Can you clarify what the consequences are if my solicitor is removed from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Miskin?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
If you had a top tip for choosing a conveyancing solicitor in Miskin what would it be?
We would encourage you not to base your choice on the cheapest Miskin conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We previously selected solicitors located in Miskin on the Clydesdale solicitor approved list. They have just invoiced me a separate fee for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. The charge is not set by Clydesdale but by your Miskin conveyancer. Some firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I am buying a property in Miskin. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that your lender is Skipton your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Skipton where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not isolated to Miskin.
I require expedited conveyancing in Miskin as I have a deadline to sign on the dotted line in less than 3 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Miskin the following are instances of what can crop up and therefore affect future mortgageability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I am looking for a flat up to £245,000 and identified one close by in Miskin I like with a park and station in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in Miskin suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
Can you offer any advice when it comes to choosing a Miskin conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Miskin conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Miskin conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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How many lease extensions have they completed in Miskin in the last year? Can they put you in touch with clients in Miskin who can give a testimonial?
Leasehold Conveyancing in Miskin - Sample of Questions you should ask Prior to buying
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How long is the Lease? Is the freehold reversion owned collectively by the leaseholders? Are any of leasehold owners in dispute over their service charge liability?