I am getting a offer of a home loan from Nat West. I would like to employ the services of a Licensed Conveyancer in Narberth. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My solicitor has discovered a defect with the lease for the apartment we are buying in Narberth. The other side have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor has advised that he must be satisfied that the lender is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions have to be complied with.
We hope to to purchase with Coventry BS. We have called around locally yet am unable to find a Narberth conveyancing firm on the Coventry BS panel. Could you assist?
Please do make use of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type Narberth or your preferred area and you will be presented with a number of lawyer offices in Narberth or by proximity to you.
This question may be naive but I am new to the process as FTB of a two bedroom flat in Narberth. Do I receive the keys to the property on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Narberth?
On the day of completion you will not be required to go to the conveyancers office in Narberth. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.
My uncle pointed out to me me that in buying a property in Narberth there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are anumerous of properties in Narberth which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Narberth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After much negotiation I have agreed a price on an apartment in Narberth. My mortgage broker suggested a property lawyer. I paid an on account payment of £200. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
As co-executor for the estate of my uncle I am disposing of a house in Neath but I am based in Narberth. My solicitor (who is 250 kilometers awayhas requested that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Narberth to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Narberth based
Estate agents have just been given the go-ahead to market my garden apartment in Narberth. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as usual given that all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I purchased a 1 bedroom flat in Narberth, conveyancing was carried out in 2011. 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 Narberth with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2088
With just 63 years left to run the likely cost is going to be between £16,200 and £18,600 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 extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.