I was recommended to a conveyancer who has given a fee calculation of £1200 for no sale no fee conveyancing in Roath Park. I am selling a purpose built detached home for £275,000. Are the quoted fees excessive? Is it in excess of the average fee for conveyancing in Roath Park?
The quote is fractionally on the expensive side. Where you are content to spend time contrasting costs you might get the conveyancing a bit cheaper by perhaps £100 plus VAT. That being said, you maycome to regret choosing an a cheaper lawyer. Remember to be sure the conveyancer can represent your bank. You can employ our comparison tool to choose a Roath Park conveyancing company on the lender’s member panel which can often include conveyancing solicitors in Roath Park.
Our nephew is purchasing a house that has just been built in Roath Park with a home loan from Kent Reliance. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
How up to date is your search tool for Roath Park conveyancing solicitors on the Principality conveyancing panel? Do Principality send you an updated list?
Roath Park conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
Just had an offer accepted on a new build flat in Roath Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Roath Park
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.
We're new on the property ladder - had an offer accepted, but the estate agent told us that the owners will only move forward if we use their preferred lawyers as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor who is accustomed to conveyancing in Roath Park
It is improbable the owners are behind this. If they require ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Roath Park conveyancing lawyers - not the ones that will give the negotiator at the agency a commission or achieve conveyancing figures set by corporate headquarters.
Last December I purchased a leasehold house in Roath Park. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a studio flat in Roath Park, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Roath Park with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2090
You have 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.