My previous solicitor has given a fee calculation of just over a thousand pound for no completion no fee conveyancing in Narberth. I am hoping to downsize from a Edwardian detached home for £275,000. Are these conveyancing fees excessive? Is it in excess of what I should be paying for conveyancing in Narberth?
The costs illustration is fractionally on the high side. If you are content to spend time contrasting fee on a like for like basis you could get the conveyancing a bit cheaper by perhaps a hundred pounds. That being said, you maycome to rue choosing an a cheaper lawyer. Remember to be sure that the conveyancer can act for your bank. You can utilise our comparison tool to get a quote a Narberth conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Narberth.
I purchased a freehold house in Narberth yet pay rent, why is this and what is this?
It’s unusual for properties in Narberth and has limited impact for conveyancing in Narberth 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 date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
The Narberth conveyancing firm that I appointed last week on my house acquisition in Narberth have suddenly shut down. I only went with them because I needed a lawyer on the UBS conveyancing panel and my preferred Narberth lawyer was not. I paid them £170 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
Just had an offer accepted on a new build apartment in Narberth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Narberth
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Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Narberth is where the house is located. Is there any guidance you can impart?
Flying freeholds in Narberth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Narberth you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Narberth may decide 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 property.
I'm refinancing my primary property to a buy to let mortgage with Britannia and intend to use the remaining equity towards a second property. The area we are talking about is Narberth. Will your solicitors be able to act for both sets of lenders and link together the transactions?
Do use our search tool on this site to ensure that the solicitors are on the appropriate lender panels. Assuming that they are your lawyer should be able to simultaneously deal with the two transactions but you should talk with you lawyer and communicate your desired outcome and needs.