My best friend’s brother is a property lawyer. I hope that I'll be able to get mate’s fee for conveyancing, but if not, what level of fees would I typically be looking at for conveyancing in Neath?
It’s a good idea to request two or three conveyancing quotes. Do use our search tool on this site. Whilst quotes do contrast greatly but service levels do differ between property lawyers as is the case with the vast majority of professional services.
What is the first thing I need to know regarding purchase conveyancing in Neath?
Not many law firms or advisers will tell you this but conveyancing in Neath or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and others involved in the house moving process. E.g., the vendor, estate agent and sometimes the mortgage company. Choosing a law firm for your conveyancing in Neath an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to act in your best interests and to keep you safe.
Sometimes a potential adversary will attempt to convince you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your lawyer is wrong. Or your mortgage broker may tell you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
We are selling our house in Neath. Will the solicitor have to be on the Aldermore conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
I moved into my home on 14 September and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Neath advises it would be dealt with inside ten days. Are properties in Neath particularly slow to register?
There is nothing unique about conveyancing in Neath registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. As of today roughly three quarters of such applications are completed within 12 days but occasionally there can be longer hold-ups. Registration occurs once the purchaser is living at the premises so registration formalities is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
I am a negotiator for a reputable estate agency in Neath where we have experienced a few flat sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Neath conveyancing solicitors. Please can you clarify whether the owner of a flat can start the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
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 buyer.
Neath Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
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Be sure to investigate if the the lease includes any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in Neath. If you like the propertyin Neath but your dog can’t make the move with you then you will be faced hard compromise. It is important to be aware if window replacement or some other significant cost is coming up that will be shared between the tenants and could well dramatically increase the the maintenance costs or require a specific payment. This information is helpful as a) areas can cause problems for the block as the communal areas may begin to deteriorate where repairs are not paid for b) if the tenants have a dispute with the running of the building you will wish to know about it
What type of property do your Neath conveyancing estimates relate to?
The quotes supplied are only appropriate to standard domestic property in England & Wales. If you have any different requirements such as industrial or agricultural property or commercial conveyancing in Neath do telephone us to consider this further .