My previous lawyer has given a fee calculation of £1150 for no sale no fee conveyancing in St Athan. I’m looking to sell a Georgian property for £175,000. Are these estimated fees excessive? Is it above the norm for conveyancing in St Athan?
The estimate does seem marginally overpriced. If you are content to spend time contrasting costs you could get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, you couldcome to rue opting for an an unknown conveyancer. Remember to enquire the conveyancer can represent your bank. You can use our comparison tool to find a St Athan conveyancing firm on the banks member panel which can often include conveyancing solicitors in St Athan.
I currently have a mortgage with Barclays for my property in St Athan. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
You must advise Barclays prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel lawyer.
I have instructed a St Athan conveyancer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your St Athan postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in St Athan.
Our offer on a detached house in St Athan has been agreed to, the vendors do however have an associated purchase. The vendors have placed an offer on on an apartment, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in St Athan. What do I do now? When do I get the mortgage application with Lloyds going?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, St Athan conveyancing search costs, etc). First, you should ensure that your lawyer is on the Lloyds approved list. As to the subsequent steps this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. During a hot market some purchasers will apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they ask their conveyancer to proceed with the conveyancing in St Athan.
It has been 2 months following my purchase conveyancing in St Athan took place. I have checked the Land Registry website which shows that I paid £175,000 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 premises 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.
Am I best advised to go with a St Athan conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can handle the legal work however her office is approximately 350kilometers away.
The primary upside of using a local St Athan conveyancing firm is that you can drop in to sign documents, present your ID and apply pressure on them if necessary. Having local St Athan know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were content that must trump using an unfamiliar St Athan conveyancing solicitor just because they are based in the area.
I’m about to sell my garden apartment in St Athan. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly service charge demand – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as normal as all rents and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a ground floor flat in St Athan, conveyancing was carried out in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in St Athan with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2083
With only 58 years left to run we estimate the price of your lease extension to span between £23,800 and £27,400 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
When it comes to my conveyancing in St Athan should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some St Athan conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.