My fiancee and I are buying our first home. The conveyancing practitioner has contact usto see if we wish to order supplemental conveyancing searches. Frankly we have no idea as to what's necessary for conveyancing in Rogerstone
The extent of Rogerstone conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What is important is that you properly appreciate what information the searches could provide. Then you can make a decision if you consider that you need that information. Should you be uncertain, ask your conveyancing practitioner to explain.
I am selling our property in Rogerstone and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Rogerstone lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing firm rather than a conveyancing solicitor in Rogerstone. Having lived in Rogerstone for many years we know of no issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with 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 health insurance to cover that same sickness)
It has been three months since my purchase conveyancing in Rogerstone concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Rogerstone. Conveyancing is necessary evil 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 conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rogerstone
-
Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.
Do you have any advice for leasehold conveyancing in Rogerstone with the aim of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Rogerstone can be avoided if you appoint lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ solicitors. You may think that you are aware of the number of years left on your lease but it would be advisable double-check via your lawyers. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is under 75 years. In the circumstances it is important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Rogerstone state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord acquiescing to such works. Should you fail to have the consents to hand you should not contact the landlord without checking with your solicitor before hand. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than ongoing.
I purchased a leasehold flat in Rogerstone, conveyancing having been completed 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Rogerstone with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ceases on 21st October 2084
With only 59 years unexpired we estimate the price of your lease extension to range between £20,900 and £24,200 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously 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.
My husband and I are planning to purchase a four bedroom ground floor flatin Rogerstone with a residential mortgage from a bank. We wish to instruct our lawyer in Rogerstone but our bank advise he's not approved on their "panel". We have to appoint one of the our mortgage company panel firms or stay with our Rogerstone solicitor and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; Can we not simply insist that our lender use our Rogerstone lawyer?
Unfortunately,no. The lender mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most banks had open panels, including most conveyancing solicitors in Rogerstone : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.