At long last a mortgage agreement from HSBC for the refinancing of my single bedroom apartment is expected by the end of next week. Are you able to recommend a cheap conveyancing lawyer in Mynydd Isa?
You have come to the wrong site to search for the cheapest conveyancing solicitors in Mynydd Isa. Our aim is to provide affordable conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint companies offering the bait of low cost conveyancing in Mynydd Isa. In your best case scenario, in deciding on cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not end up with the service required.
I am the registered owner of a freehold premises in Mynydd Isa yet pay rent, why is this and what is this?
It’s unusual for properties in Mynydd Isa and has limited impact for conveyancing in Mynydd Isa but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
My property lawyer in Mynydd Isa is not listed on the TSB Solicitor Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the TSB approved list?
The limited options available to you here include:
- Complete the purchase with your preferred Mynydd Isa lawyers but TSB will need to instruct a solicitor on their list of acceptable firms. This will result in additional total legal fees and cause frustration.
- Find an alternative lawyer to act in the purchase, not forgetting to check they are on the TSB panel
Me and my brother purchased a renovated Victorian house in Mynydd Isa. Conveyancing lawyer acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mynydd Isa and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I opted to have a survey carried out on a property in Mynydd Isa ahead of appointing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders tend refuse to issue a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Mynydd Isa. Conveyancing will be smoother if you use a solicitor in Mynydd Isa especially if they are accustomed to such properties in Mynydd Isa.
I am a negotiator for a reputable estate agency in Mynydd Isa where we see a number of flat sales derailed as a result of short leases. I have been given inconsistent advice from local Mynydd Isa conveyancing firms. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a garden flat in Mynydd Isa, conveyancing formalities finalised in 2010. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Mynydd Isa with a long lease are worth £190,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2087
With just 62 years unexpired the likely cost is going to be between £17,100 and £19,800 as well as 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 cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.