The lawyer who dealt with my former purchase has quoted £1700 for fixed fee conveyancing in Sketty. I am selling a Georgian property for £300,000. This sounds too much. Is it above what I should be paying for conveyancing in Sketty?
The charges are a little high. If you are happy to invest time scrutinising quotes you might reduce the fees slightly by perhaps a hundred pounds. On the other hand, you couldlive to rue choosing an an unknown solicitor. Don't forget to ensure the solicitor can also act for your lender. You can use our comparison tool to select a Sketty conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Sketty.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Sketty?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
When it comes to mortgage companies such as Leeds Building Society, do Sketty conveyancers face an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Clydesdale. I assume I don't need a Sketty conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have finally had an offer on a flat in Sketty agreed to, but there is a chain. The vendors have offered on a flat, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Sketty. What should be my next step? At what stage should I apply for the mortgage with Lloyds?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Sketty conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Lloyds approved list. As to the subsequent stages this very much depends on the specifics of your transaction, desire for this property and on the state of the market. In a hot market the majority of purchasers will apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they ask their property lawyer to move forward with the conveyancing in Sketty.
Just had an offer accepted on a new build flat in Sketty. 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 conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Sketty
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.
I decided to have a survey done on a house in Sketty in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sketty. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sketty to see if the conveyancing costs will increase in light of this.
We expect to complete the disposal of our £425,000 apartment in Sketty in just under a week. The freeholder has quoted £324 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Sketty?
Sketty conveyancing on leasehold flats often requires the purchaser’s lawyer sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be content to assist. They are at liberty to invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge required by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the charge is technically not due. In reality one has little option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
I purchased a ground floor flat in Sketty, conveyancing formalities finalised December 1995. Can you work out an approximate cost of a lease extension? Corresponding flats in Sketty with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2104
With 79 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional 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 based on this information without first getting professional advice.