I instructed a local lawyer for my conveyancing in Pontypridd yesterday. Reviewing the official terms of business it is apparent thatwe are responsible for fees even where the transaction does not complete. Should I ditch them and instruct a web based solicitor practice offering no move no charge conveyancing in Pontypridd?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to neutralise those transactions that do not proceed. Please beware that such schemes generally do not cover expenses by way of example Pontypridd conveyancing search charges.
Me and my partner are due to complete buying a house in Pontypridd but as a result of wreckage from the recent storms I have managed to agree compensation from the owner of £3k by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process however UBS will not agree to this. Should they have been approached?
The property lawyer being on the UBS approved list is duty bound to disclose to UBS of any changes to the purchase price. If you were to refuse your property lawyer to disclose the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new property lawyer for your conveyancing in Pontypridd.
We are looking to buy a flat and need a conveyancing solicitor in Pontypridd who is on the Virgin Money solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Pontypridd.
Will my solicitor be making enquiries regarding flooding during the conveyancing in Pontypridd.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Pontypridd. There are those who acquire a house in Pontypridd, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a number of searches that can be initiated by the purchaser or by their solicitors which can give them a better understanding of the risks in Pontypridd. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the property has historically flooded. If the residence has been flooded in past which is not revealed by the seller, then a buyer could issue a compensation claim resulting from an misleading response. The buyer’s conveyancers will also carry out an enviro report. This should reveal whether there is any known flood risk. If so, additional investigations will need to be made.
I'm purchasing my first flat in Pontypridd benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my conveyancer about this deal as it will jeopardize my loan with Santander. 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’m about to sell my garden flat in Pontypridd. Conveyancing has not commenced, however I have recently received a yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you pay the invoice as you normally would as all ground rent and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a leasehold flat in Pontypridd, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Pontypridd with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease expires on 21st October 2075
With 50 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.