We are planning to acquire a property and require a conveyancing solicitor in Penarth who is on the Bank of Ireland approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Penarth.
My Conveyancer in Penarth is not listed on the Platform Home Loans Ltd Solicitor Panel. Is it possible for me to retain my family solicitor even though they are excluded from the Platform Home Loans Ltd panel?
The limited options available to you here include:
- Carry on with your existing Penarth lawyers but Platform Home Loans Ltd will need to instruct a solicitor on their panel. This will inevitably rack up the total conveyancing charges and result in delays.
- Choose a new solicitor to act in the conveyancing, remembering to check they are Convince your solicitor to do everything within their powers to join the Platform Home Loans Ltd conveyancing panel
Should our lawyer be raising enquiries regarding flooding during the conveyancing in Penarth.
Flooding is a growing risk for solicitors specialising in conveyancing in Penarth. Some people will acquire a house in Penarth, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Penarth. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine if the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could bring a claim for damages resulting from an incorrect response. The purchaser’s lawyers may also carry out an environmental search. This will higlight whether there is any known flood risk. If so, further investigations should be conducted.
It has been 3 months following my purchase conveyancing in Penarth took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Can you provide any advice for leasehold conveyancing in Penarth from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Penarth can be reduced if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the purchasers’ solicitors. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Penarth state that internal structural alterations or addition of wooden flooring require a licence from the Landlord consenting to such works. Where you dont have the paperwork in place do not contact the landlord without contacting your conveyancer in the first instance. You believe that you know the number of years remaining on your lease but you should verify this by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is under 80 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you hold a share in a the Management Company, you should ensure that you have the original share document. Organising a new share certificate can be a lengthy formality and delays many a Penarth home move. If a reissued share certificate is required, you should approach the company director and secretary or managing agents (where relevant) for this at the earliest opportunity.
Penarth Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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Who is in charge of the block? Many Penarth leasehold apartments will have a service charge for the upkeep of the building invoiced on behalf of the management company. If you acquire the property you will have to meet this charge, usually quarterly accross the year. This can vary from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent to be met annual, normally this is not a large sum, say around £50-£100 but you need to enquire it because sometimes it could be many hundreds of pounds. Does this lease have more than 90 years remaining?
Online research suggests that Penarth solicitors are more costly than licensed conveyancers in Penarth to use when buying a house. So is it better if I use a conveyancer or a solicitor where I am buying a house in Penarth.
When it comes to conveyancing in Penarth the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.