We are purchasing a property and need a conveyancing solicitor in St Athan who is on the Skipton solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in St Athan.
I am the single recipient of my late mum's will with all property in now in my sole name, including the my former home in St Athan. The St Athan property was put into my name in May. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the house in May. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most lenders would take a sensible view as this requirement is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
Is it correct that all St Athan CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local St Athan solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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 conveyancer 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 Aldermore, you could contact them to see if they have a list of approved surveyors in St Athan.
The deeds to our home can not be found. The lawyers who did the conveyancing in St Athan 10 years ago have long since closed. What are my options?
As long as the title is registered the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, identify your property and secure up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
The estate agent has sent us the confirmation of our purchase of a new build apartment in St Athan. Conveyancing is a frightening process 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in St Athan
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Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My company is planning to take over a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive charges for non-domestic conveyancing in St Athan for less than 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in St Athan, including the disposal and purchase of businesses as well as simply property. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the costs these will vary based on the structure and complexity of the proposed transaction. Let us have your details or email so as to enable us to supply you with comprehensive commercial conveyancing quote.
I am looking at a two apartments in St Athan both have approximately fifty years unexpired on the leases. Do I need to be concerned?
There are plenty of short leases in St Athan. The lease is a right to use the premises for a period of time. As a lease gets shorter the marketability of the lease deteriorates and results in it becoming more expensive to acquire a lease extension. This is why it is generally wise to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional help from a conveyancer and surveyor with experience in this area.
I acquired a ground floor flat in St Athan, conveyancing formalities finalised half a dozen 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 St Athan with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease expires on 21st October 2094
You have 69 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.