We were just about to sign contracts for a leasehold flat in St Clears. We have hit a snag. The loan offer with The Royal Bank of Scotland expires on 26/8/2025 but the owners are putting forward a completion date of 28/8/2025. Can one extend the loan expiry date?
The person best placed to deal with your issue is your lawyer who will hopefully determine if he or she is should be discussing with the mortgage broker, vendor’s representatives, selling agents or indeed all parties taking into account the history of your transaction to date.
It is is a decade since I bought my property in St Clears. Conveyancing solicitors have now been retained on the sale but I can't track down my title documents. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in St Clears involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
The deeds to our house are lost. The conveyancers who did the conveyancing in St Clears 10 years ago no longer exist. What do I do?
In today’s world there are duplicates made of almost everything, and your conveyancer will know precisely where to find all the suitable paperwork so you may purchase or sell your property without any difficulty. If duplicates are not available, your lawyer can put in place insurance or indemnities against future claims on the property.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in St Clears I like with a park and station nearby, however it's only got 61 remaining years left on the lease. There is not much else in St Clears in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
My husband and I are first time buyers - had an offer accepted, yet the property agent advised that the vendor will only move forward if we appoint their recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor with experience of conveyancing in St Clears
It is improbable the owners are driving this. If they desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your preferred St Clears conveyancing lawyers - as opposed tothe ones that will provide their negotiator at the agency a commission or achieve conveyancing thresholds demanded by head office.
Frank (my husband) and I may need to let out our St Clears garden flat temporarily due to a career opportunity. We instructed a St Clears conveyancing practice in 2001 but they have since shut and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
Notwithstanding that your last St Clears conveyancing solicitor is not available you can review your lease to see if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek permission via your landlord or some other party before subletting. This means you not allowed to sublet in the absence of prior permission. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord for their consent.
I inherited a 1 bedroom flat in St Clears, conveyancing was carried out 9 years ago. How much will my lease extension cost? Corresponding properties in St Clears with a long lease are worth £180,000. The ground rent is £65 invoiced annually. The lease finishes on 21st October 2084
With only 59 years left to run we estimate the premium for your lease extension to span between £20,900 and £24,200 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 advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.