Can I use your services to recommend a Conveyancing solicitor in Pentyrch even where I’m not purchasing or disposing of a house, for example if I intend to buy an office in Pentyrch with a loan from Norwich and Peterborough Building Society?
Our comparison service is mainly used to locate domestic conveyancing solicitors in Pentyrch but we have set out towards the bottom of this page some Pentyrch commercial conveyancing firms. You will need to speak with the company directly to check if they can also act for Norwich and Peterborough Building Society
I am buying a new build flat in Pentyrch. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Pentyrch you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Pentyrch.
What is your number one tip for finding a conveyancing solicitor in Pentyrch
We would encourage you not to go for the lowest Pentyrch conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We are planning to move property in April. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Pentyrch. Conveyancing lawyer was found before I stumbled across this website.
On the day of completion you can pick up the house keys from the estate agent however this should only occur after the vendors solicitors confirm to the agent that they have the completion monies and the keys can be given over. After that you will need to advise the removal company that they can start moving you in. We do not recommend a specific removal company but can help you choose a conveyancing in Pentyrch or a legal practice with expertise in conveyancing in Pentyrch.
I have decided to exercise my right to buy my property in Pentyrch off the council. I have a mortgage offer with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I am purchasing a new build house in Pentyrch benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my lawyer about the extras as it would adversely affect my mortgage with The Royal Bank of Scotland. 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 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 have recently realised that I have Fifty years remaining on my flat in Pentyrch. I now want to get lease extension but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the freeholder. On the whole a specialist should be useful to try and locate and prepare a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering Pentyrch.
I own a 2 bed flat in Pentyrch, conveyancing was carried out in 2002. Can you work out an approximate cost of a lease extension? Equivalent properties in Pentyrch with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2095
You have 69 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
One month into buying a house in Pentyrch. Conveyancing lawyer has called to say the property is "Leasehold". Should this adversely affect our Halifax valuation?
Pentyrch conveyancing does not ordinarily involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's almost the same as freehold, so it shouldn't impact the marketability too much.
On the flip side, if it's, say, Sixty years it is bound to have a significant impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease provided to your lawyer.