We are about to exchange buying a property in Penrhyndeudraeth but as a result of wreckage from the recent storms I have was able negotiate compensation from the seller in the sum of £3k by way of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Coventry BS will not permit this. Should they have been notified?
The conveyancing practitioner that is on a Coventry BS approved list is duty bound to advise Coventry BS of any variations to the purchase price. If you prohibit your solicitor to report the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Penrhyndeudraeth.
I am intent on selling our house in Penrhyndeudraeth and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Penrhyndeudraeth. Having lived in Penrhyndeudraeth for three years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I used Wolstenholmes several years past for my conveyancing in Penrhyndeudraeth. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penrhyndeudraeth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I was recommended by numerous estate agents in Penrhyndeudraeth to select a solicitor using your seach tool. What’s the financial incentive for Estate Agents to offer your services over and above alternative conveyancing organisations?
We don’t give any referral fee for directing people our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Frank (my husband) and I may need to sub-let our Penrhyndeudraeth 1st floor flat temporarily due to a new job. We instructed a Penrhyndeudraeth conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?
The lease governs relations between the freeholder and you the flat owner; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Penrhyndeudraeth do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I purchased a ground floor flat in Penrhyndeudraeth, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Penrhyndeudraeth with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease runs out on 21st October 2084
With just 60 years remaining on your lease we estimate the price of your lease extension to be between £20,000 and £23,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
We are in the midst of selling our flat in Penrhyndeudraeth. Conveyancing lawyers are doing their job but we have been asked to pay an extortionate amount by the managing agents. So far we have paid £275 for a leasehold management pack and then a further £134.40 for answers to queries raised by the purchaser's conveyancer.
You will not have any say over the extent of the bill for this information but the average fee for the information for Penrhyndeudraeth leasehold property is £380. When it comes to Penrhyndeudraeth conveyancing transactions it is conventional for the vendor to pay for these costs. The landlord or their agents are under no statutory obligation to answer these questions although many will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no legislation that requires fixed fees for administrative tasks. There is no prescriptive time frame by which they are required to supply the information.