I am buying a house and need a conveyancing solicitor in Nantyglo who is on the The Royal Bank of Scotland solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Nantyglo. We dont recommend any particular firm.
We are purchasing a 4 bedroom semi-detached house in Nantyglo. Our aim is to carry out a loft conversion at the property.Will legal due diligence on the property involve checks to determine if these alterations are prohibited?
Your property lawyer should review the deeds as conveyancing in Nantyglo can sometimes reveal restrictions in the title deeds which restrict certain alterations or need the permission of a 3rd party. Certain works require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
When it comes to lenders such as Santander, do Nantyglo lawyers have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We expect to receive a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Nantyglo solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Nantyglo solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
How does conveyancing in Nantyglo differ for newly converted properties?
Most buyers of new build premises in Nantyglo contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Nantyglo tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Nantyglo or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Nantyglo and how can you help?
The 1954 Act provides security of tenure to commercial lessees, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Nantyglo is one of our many locations in which our lawyers have offices
My wife and I purchased a leasehold house in Nantyglo. Conveyancing and Nationwide Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Nantyglo who acted for me is not around. What should I do?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Nantyglo conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a basement flat in Nantyglo, conveyancing was carried out 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Nantyglo with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2077
With only 51 years left to run we estimate the price of your lease extension to be between £30,400 and £35,200 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues 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 without first getting professional advice.
I am planning to acquire a property and need a conveyancing solicitor in Nantyglo who is on the bank conveyancing panel. Can you recommend a Nantyglo or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who do conveyancing in Nantyglo. We dont recommend any particular solicitor.