As someone unfamiliar with the St Asaph conveyancing process what’s your top tip you can impart concerning the legal transfer of property in St Asaph
You may not hear this from too many lawyers but conveyancing in St Asaph or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and others involved in the transaction. E.g., the vendor, selling agent and on occasion the mortgage company. Choosing a law firm for your conveyancing in St Asaph should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to look after your best interests and to keep you safe.
We are witnessing a definite creep of a "blame" culture- someone must be blamed for the process taking so long. We recommend that you should always trust your lawyer above all other parties in the home moving process.
My aunt passed away last year and as sole heir and executor I was left the house in St Asaph. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I am purchasing my first flat in St Asaph with a mortgage from Barclays Direct. The builders would not move on the amount so I negotiated £7000 of additionals instead. The sale representative told me not disclose to my conveyancer about the deal as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a property in St Asaph ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders may not grant a loan on this type of property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Asaph. Conveyancing may be slightly more expensive based on your lender's requirements.
What is different about your site and alternative web based conveyancing solicitors when it comes to conveyancing in St Asaph?
At this site secure a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in St Asaph. Unlike many estate agents and many comparison sites we do not charge firms a fee if you appoint them for your conveyancing in St Asaph
I work for a long established estate agent office in St Asaph where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local St Asaph conveyancing firms. Please can you confirm whether the seller of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I inherited a garden flat in St Asaph, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in St Asaph with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2079
You have 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should 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 should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.