I have a terraced Edwardian property in Neath. Conveyancing lawyer represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Neath 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 lenders. You can also question the situation with your conveyancing solicitor who conducted the purchase.
I am buying my first flat in Neath benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not inform my solicitor about this extras as it could adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I be suspicious by brokers that I am dealing with are recommending an online conveyancing firm rather than a local Neath conveyancing practice?
As is the case with many service providers, often recommendations from relatives can be very helpful. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and banks may suggest lawyers to use. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the recommendation. You are at liberty to appoint your own lawyer. However, bear in mind that many mortgage providers have an approved list of solicitors you must use for the lender aspect of your transaction.
We're first time buyers - had an offer accepted, but the property agent informed us that the seller will only proceed if we use the agent's recommended lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Neath
We suspect that the owner is unaware of this request. Should the vendor want ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Neath conveyancing lawyers - not the ones that will earn their negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by senior management.
I own a leasehold flat in Neath. Conveyancing and Chelsea Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Neath who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Neath conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a basement flat in Neath, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Neath with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2086
With only 60 years remaining on your lease the likely cost is going to be between £20,000 and £23,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
How easy is it to change a solicitor as I need to find a Neath based conveyancer who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
If you haven't yet instructed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Neath that you're considering.