We see that you have a search directory listing firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Penllergaer?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Penllergaer.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Penllergaer?
Two types of professional can carry out conveyancing in Penllergaer namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or purchase of property. Both are obliged to conduct Penllergaer conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be professionally conducted and that all requisite steps will be appropriately adhered to.
My solicitor has informed me that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Penllergaer?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Penllergaer is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Me and my brother purchased a renovated Victorian property in Penllergaer. Conveyancing practitioner acted for me and Britannia. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penllergaer and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Penllergaer is where the house is located. What do you suggest?
Flying freeholds in Penllergaer are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penllergaer you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penllergaer may ascertain 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 premises.
As co-executor for the will of my grandfather I am selling a house in Swansea but reside in Penllergaer. My conveyancer (approximately 200 miles from meneeds me to sign a statutory declaration before completion. Could you suggest a conveyancing solicitor in Penllergaer who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Penllergaer based
What advice can you give us when it comes to appointing a Penllergaer conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Penllergaer conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Penllergaer conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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How experienced is the firm with lease extension legislation? If the firm is not ALEP accredited then what is the reason?
I bought a garden flat in Penllergaer, conveyancing was carried out November 2003. 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? Equivalent properties in Penllergaer with an extended lease are worth £207,000. The ground rent is £60 invoiced every year. The lease finishes on 21st October 2082
With just 57 years left to run we estimate the premium for your lease extension to span between £28,500 and £33,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.