We wanted to use a property lawyer in St Athan for our house move. Our financial adviser informed us that our bank The Mortgage Works won't deal with them. Surely this is unfair competition?
A lender can direct that an approved solicitor act for it. You would be liable to bear the cost of this. Do use our search facility to get a quote from a solicitor to carry conveyancing in St Athan on the The Mortgage Works conveyancing panel.
How can we tell if a St Athan conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in St Athan seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
We expect to receive a OIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any St Athan solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint St Athan solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
About to purchase apartment in St Athan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Athan conveyancing practitioner is on the Clydesdale conveyancing panel.
I used Action Conveyancing a few years past for my conveyancing in St Athan. Now, I need the files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Athan of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in St Athan differ for new build properties?
Most buyers of new build residence in St Athan come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because house builders in St Athan tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Athan or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my commercial offices in St Athan and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial tenants, granting the legal entitlement to apply to court for a new lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. St Athan is one of our hundreds of areas of the UK in which the firms we work with are based
I have just started marketing my garden apartment in St Athan. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly maintenance charge invoice – what should I do?
It best that you clear the maintenance contribution as you normally would because all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer 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. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a 2 bed flat in St Athan, conveyancing was carried out 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in St Athan with a long lease are worth £175,000. The ground rent is £65 per annum. The lease expires on 21st October 2083
With 58 years left to run the likely cost is going to be between £23,800 and £27,400 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs 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 other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.