Our Porthcawl solicitor has spotted a discrepancy between the information in the home valuation report and what is in the legal papers for the property. My solicitor informs me that he is obliged to check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are buying a property and need a conveyancing solicitor in Porthcawl who is on the Aldermore conveyancing panel. Can you recommend a local 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 Aldermore . We don't recommend any particular firms conducting conveyancing in Porthcawl.
My grandfather passed away last year and as sole heir and executor I was left the house in Porthcawl. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
My partner and I are selling our property in Porthcawl and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Porthcawl. Having lived in Porthcawl for 5 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of 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 sickness)
I used Arc property Solicitors several years ago for my conveyancing in Porthcawl. Now, I need my documents however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Porthcawl of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Looking forward to exchange soon on a leasehold property in Porthcawl. Conveyancing solicitors have said that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Porthcawl should include some of the following:
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How long the lease is. You should receive guidance as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years Who has the liability for repairing the window frames You should know whether the lease allows you to add or improve aspects of the premises- you should know whether any restrictions relates to all alterations or limited to structural alteration, and whether consent is required What remedies are open the freeholder should you have contravened the provisions of the lease? Defining your rights in respect of common areas in the building.By way of example, does the lease include a right of way over an accessway or staircase?
I bought a 2 bed flat in Porthcawl, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Porthcawl with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2101
You have 76 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
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 without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.