I chose a high street lawyer for my conveyancing in Roath Park recently. Going through the fine print I seeI am responsible for fees even if the movedoes not happen. Should I ditch them and instruct a web based conveyancing brokerage offering no move no charge conveyancing in Roath Park?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be higher to cover the transactions that do not go ahead. Also remember that such deals tend not to cover disbursements such as Roath Park conveyancing search expenses.
Why is leasehold purchase conveyancing in Roath Park costs more?
The conveyancing fees on a leasehold premises in Roath Park is inevitably higher than on a freehold transaction. This is due to the additional work necessary in liaising with the landlord and managing agents to collate the evidence concerning whether the rent and maintenance fee have been paid and whether there are any major works due in the near future on repairs or maintenance of the block.
Should my conveyancer be raising questions about flooding during the conveyancing in Roath Park.
The risk of flooding is if increasing concern for lawyers dealing with homes in Roath Park. Plenty of people will buy a house in Roath Park, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or by their conveyancers which should figure out the risks in Roath Park. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to determine if the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a legal claim for losses stemming from an incorrect answer. The purchaser’s lawyers may also commission an environmental report. This should disclose whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who did the conveyancing in Roath Park 10 years ago have long since closed. What are my options?
You no longer need to hold title original deeds to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
I am looking for a flat up to £305k and found one close by in Roath Park I like with amenity areas and railway links nearby, the downside is that it only has 61 remaining years left on the lease. There is not much else in Roath Park in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
My fiance and I may need to rent out our Roath Park basement flat temporarily due to a new job. We used a Roath Park conveyancing practice in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
A small minority of properties in Roath Park do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a garden flat in Roath Park, conveyancing formalities finalised in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Roath Park with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2089
With just 63 years left to run we estimate the price of your lease extension to be between £16,200 and £18,600 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.