I am searching for value for money property lawyer. Do I opt for a nationwide conveyancer rather than a family St Fagans conveyancing solicitor?
On the whole conveyancing lawyers in your neck of the woods will benefit from good alliances with your local authority, which could assist with the St Fagans conveyancing searches that your solicitor will require. It can only help if they have existing connections with the Land Registry in your area St Fagans, other lawyers in the location and St Fagans selling agents.
My husband and I are only a couple days away from an exchange on a property in St Fagans and my mum and dad have transferred the ten percent deposit to my lawyer. I am now told that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my bank. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The conveyancer is obliged to clarify with lender to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am buying a property and need a conveyancing solicitor in St Fagans who is on the HSBC Bank approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as St Fagans. We dont recommend any particular firm.
How does conveyancing in St Fagans differ for newly converted properties?
Most buyers of new build residence in St Fagans contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in St Fagans usually acquire the site, 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 property lawyers 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 Fagans or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in St Fagans prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks tend refuse to grant a loan on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Fagans. Conveyancing will be smoother if you use a solicitor in St Fagans especially if they regularly deal with such properties in St Fagans.
Completion is due on our sale of a £325,000 flat in St Fagans in just under a week. The landlords agents has quoted £360 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in St Fagans?
For the majority of leasehold sales in St Fagans conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing conveyancing due diligence enquiries
Where consent is required before sale in St Fagans
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a 1 bedroom flat in St Fagans, conveyancing formalities finalised March 1999. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in St Fagans with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2077
You have 53 years remaining on your lease we estimate the price of your lease extension to be between £27,600 and £31,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.