In the event thatI was to purchase a straightforward housein St Davids for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in St Davids?
Any savings you would gain would be limited to the St Davids conveyancing searches. The solicitor still be obliged to do everything else - money laundering, correspond with the sellers conveyancing practitioner, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a charge however it will not be a lot.
Can your site be used to find a Conveyancing solicitor in St Davids even where I’m not purchasing or disposing of a house, for instance where I want to buy an office in St Davids with a loan from Barclays ?
The service is primarily there to select residential conveyancing solicitors in St Davids but we have set out at the end of this page a selection of St Davids commercial conveyancing firms. You should make contact with the solicitors directly to check if they can also act for Barclays
My Conveyancer in St Davids is not on the Platform Home Loans Ltd Conveyancing Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are excluded from the Platform Home Loans Ltd approved list?
The limited options open to you here include:
- Complete the purchase with your existing St Davids solicitors but Platform Home Loans Ltd will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall conveyancing fees as well as result in frustration.
- Choose a new solicitor to to deal with the conveyancing, obviously checking they are Persuade your conveyancer to do everything within their powers to join the Platform Home Loans Ltd conveyancing panel
I'm purchasing a new build house in St Davids with a mortgage from Barclays . The sellers would not reduce the price so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my solicitor about the extras as it would impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to change solicitor as I have to select a firm on the Barclays Direct conveyancing list. I was using a local conveyancing solicitor in St Davids round the corner but he is not accepted by Barclays Direct
It would be our pleasure to assist you select a conveyancing solicitor in St Davids on the Barclays Direct panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in St Davids. In making use of the find a conveyancing solicitor tool on this page, you can contrast fees for conveyancing solicitors in St Davids and throughout England and Wales.
I work for a busy estate agent office in St Davids where we have witnessed a few leasehold sales derailed due to short leases. I have been given contradictory information from local St Davids conveyancing firms. Please can you confirm whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a 1 bedroom flat in St Davids, conveyancing having been completed in 2005. Can you work out an approximate cost of a lease extension? Similar flats in St Davids with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2105
You have 80 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.