It has taken forever and a day but a loan agreement from Santander for the remortgage of my single room flat is to be issued any day now. Are you able to recommend a cheap conveyancing practitioner in Pontyclun?
You have come to the wrong site to search for the lowest fares for conveyancing solicitors in Pontyclun. We can offer you cost effective conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by brokers offering £99 conveyancing in Pontyclun. Optimistically, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in additional fees and still not receive the service you were looking for.
We are planning to acquire a flat and require a conveyancing solicitor in Pontyclun who is on the Yorkshire BS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Pontyclun.
Please explain the implications if my lawyer’s firm is expelled from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Pontyclun?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I have a 4 bedroom Edwardian house in Pontyclun. Conveyancing practitioner acted for me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same address. Is it worth asking The Mortgage Works to clarify?
You should read 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 Pontyclun and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who completed the work.
My husband and I are four weeks into a leasehold purchase having been recommend to a firm by the local agent to do our conveyancing in Pontyclun. I am not happy. Can you you assist me in finding new conveyancers?
They would need to be very poor to suggest replacing them. Has the mortgage offer been sent? In the event that it has you must make them aware of the new solicitor and get the offer are re-sent. Your conveyancer should be on the mortgage company approved list to avoid escalating fees and frustration. So that should be your starting point. The search tool will assist you in finding a bank approved conveyancer for your home move in Pontyclun
Do you have any top tips for leasehold conveyancing in Pontyclun with the aim of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Pontyclun can be bypassed if you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information which will be required by the buyers’ solicitors. Some Pontyclun leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unresolved. If you hold a share in a the freehold, you should make sure that you hold the original share document. Arranging a replacement share certificate is often a time consuming formality and delays many a Pontyclun conveyancing deal. Where a duplicate share is needed, do contact the company officers or managing agents (where applicable) for this as soon as possible.
I invested in buying a split level flat in Pontyclun, conveyancing having been completed in 2011. Can you work out an approximate cost of a lease extension? Equivalent properties in Pontyclun with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease finishes on 21st October 2101
With 76 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.