I am helping my aunt sell her house in St Fagans. Does the conveyancer arrange the energy performance certificate or it is for the seller to coordinate?
Following the demise of Home Information Packs, EPC’s was kept a compulsory component of selling a property. An energy performance certificate must be to hand before the property is advertised. This is not as aspect of the sale process that lawyers ordinarily arrange. Where you are instructing a St Fagans conveyancing solicitor they may be able to arrange EPC’s given their contacts with reputable local accredited person
Two weeks ago we had a mortgage agreed in principle with RBS. St Fagans conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS conducted the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The St Fagans solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the number one reason for delay in St Fagans house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in St Fagans.
Just bought a terraced house in St Fagans , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My St Fagans conveyancing solicitor has been very slow, so I want to be certain the registration formalities are addressed.
As far as conveyancing in St Fagans registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry need to notify any other persons or bodies. At present approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration is effected once the new owner has moved in to the property so an expedited registration is not always primary concern but where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in St Fagans and how can you help?
The 1954 Act gives a safeguard to business tenants, giving them the right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. St Fagans is one of our numerous locations in which the firms we work with have offices
I've recently bought a leasehold flat in St Fagans. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 1st floor flat in St Fagans, conveyancing was carried out in 2000. Can you work out an approximate cost of a lease extension? Similar properties in St Fagans with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2077
With just 51 years unexpired we estimate the premium for your lease extension to range between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
Are St Fagans conveyancing solicitors duty bound by the Law Society to issue clear conveyancing figures?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in St Fagans or or elsewhere in the country.