The St Clears conveyancing firm handling our St Clears conveyancing has uncovered a discrepancy between the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My lawyer says that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
A colleague pointed out to me me that in buying a property in St Clears there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in St Clears which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in St Clears should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting the release of further funds on our mortgage from Aldermore as we wish to carry out a loft conversion to our house in St Clears. Are we obliged to appoint a high street St Clears solicitor on the Aldermore conveyancing panel to deal with the paperwork?
Aldermore would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my St Clears bank branch on various occasions and was told they are content with the situation and they will lend. My St Clears conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.
As long as the conveyancer is on the mortgage company panel, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in St Clears I like with a park and station in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in St Clears for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage that many years may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
I'm refinancing my existing home to a BTL mortgage with Barclays and I will use the rest of the raised equity towards further house. The neighborhood we are looking at is St Clears. Will your conveyancers be able to act for both sets of banks and tie in the conveyances?
Do use our comparison tool on this page to be sure that the conveyancers are approved by both lenders. Assuming that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and make clear your desired outcome and needs.
I have been sourcing a conveyancing solicitor in St Clears for my house move. Is it possible to see a solicitor's complaints history with the legal regulator?
One can find published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
All being well we will complete our sale of a £400,000 maisonette in St Clears next Monday. The freeholder has quoted £384 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in St Clears?
St Clears conveyancing on leasehold maisonettes normally necessitates the buyer’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions most will be willing to do so. They are entitled to levy a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee levied by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, without which the invoice is technically not due. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I own a garden flat in St Clears, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in St Clears with an extended lease are worth £190,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2087
You have 62 years remaining on your lease the likely cost is going to range between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.