How can we know in advance if a Pentre conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Pentre obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Pentre property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Pentre off the council. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
The deeds to our property are lost. The conveyancers who conducted the conveyancing in Pentre 10 years ago have long since closed. What do I do?
You no longer need to have the physical deeds to prove you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
I am purchasing a new build house in Pentre with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about the side-deal as it will put at risk my loan with the bank. Is this normal?.
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 CML website. CML 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.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Pentre is where the house is located. What do you suggest?
Flying freeholds in Pentre are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pentre you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentre may determine 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 aunt I am disposing of a house in Neath but I am based in Pentre. My conveyancer (approximately 260 miles awayrequires that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Pentre who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Pentre based
Estate agents have just been given the go-ahead to market my ground floor flat in Pentre. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly service charge invoice – Do I pay up?
The sensible thing to do is discharge the service charge as you normally would as all rents and maintenance charges should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a studio flat in Pentre, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Pentre with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2101
With just 76 years unexpired the likely cost is going to span between £8,600 and £9,800 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 the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. 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. You should not take any other action placing reliance on this information without first getting professional advice.