I instructed a local lawyer for my conveyancing in Splott yesterday. Upon checking the terms of engagement it is apparent thatwe are liable for charges even where the transaction does not complete. Should I ditch them and choose an on-line lawyer promoting no-sale-no-fee conveyancing in Splott?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to offset the transactions that abort. Do bear in mind that such schemes tend not to protect you from expenditure by way of example Splott conveyancing search expenses.
Why do I have to pay up front when it comes to conveyancing in Splott?
If you are buying a property in Splott your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the conveyancing searches. If any down payment is as part of the total price then this will be needed shortly in advance of exchange of contracts. Any further balance that is needed should be transferred a few days ahead of the day of completion.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the UBS Solicitor panel ahead of completing my conveyancing in Splott?
First, this is very unlikely to happen. 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.
I purchased a renovated Edwardian house in Splott. Conveyancing solicitor acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Splott and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who completed the work.
In my capacity as executor for the estate of my father I am selling a house in Monmouth but live in Splott. My lawyer (approximately 200 kilometers awayneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Splott to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Splott
There are only 62 years unexpired on my lease in Splott. I now wish to get lease extension but my freeholder is absent. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to locate the landlord. For most situations an enquiry agent would be helpful to try and locate and to produce an expert document to be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the application to the County Court overseeing Splott.
I bought a split level flat in Splott, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Splott with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2102
With 77 years unexpired the likely cost is going to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.