My mortgage company has recommended a law firm on their panel based in Porthmadog but I would rather instruct a conveyancing lawyer in Porthmadog or nearer to where I live. Can you help?
Not all Porthmadog conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our search tool to choose a Porthmadog conveyancing firm on the on the bank panel.
I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Porthmadog for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Porthmadog conveyancing specialists.
I'm purchasing my first flat in Porthmadog with a loan from TSB. The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my conveyancer about this side-deal as it will impact my loan with the lender. 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 UK Finance website. UK Finance 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 opted to have a survey done on a house in Porthmadog in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some banks tend not issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Porthmadog. Conveyancing will be smoother if you use a solicitor in Porthmadog especially if they regularly deal with such properties in Porthmadog.
I am thinking of appointing a conveyancing lawyer in Porthmadog for my sale. Can I see a solicitor's complaints history with the legal regulator?
Anyone may see presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.
I work for a long established estate agent office in Porthmadog where we see a number of flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Porthmadog conveyancing firms. Can you shed some light as to whether the seller of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a split level flat in Porthmadog, conveyancing having been completed January 2010. Can you work out an approximate cost of a lease extension? Corresponding flats in Porthmadog with an extended lease are worth £197,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2081
With 55 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.