My IFA has asked me for my St Mellons lawyer’ panel reference for the Nationwide conveyancing panel. What is the best way to discover this. I have contacted my local St Mellons office but they have not responded to me.
The sensible thing to do is ask for this information from your St Mellons property lawyer . Most St Mellons conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
My wife and I are soon to exchange on the purchase of a property in St Mellons but as a result of damage from a small fire at the property I have was able negotiate compensation from the seller of six thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement however HSBC are not allowing this. Should they have been notified?
Any conveyancing practitioner that is on the HSBC conveyancing panel is duty bound to disclose to HSBC of any changes to the purchase price. If you prohibit your conveyancing practitioner to notify the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new property lawyer for your conveyancing in St Mellons.
About to purchase a new build flat in St Mellons. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in St Mellons
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My husband and I are novice buyers - agreed a price, but the agent advised that the seller will only go ahead if we appoint their chosen conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in St Mellons
It is improbable the sellers are behind this. If they require ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you intend to instruct your own,trusted St Mellons conveyancing lawyers - not the ones that will give their estate agent a introducer fee or achieve conveyancing thresholds pre-set by senior management.
We expect to complete the sale of our £400,000 maisonette in St Mellons next week. The managing agents has quoted £324 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in St Mellons?
St Mellons conveyancing on leasehold apartments nine out of ten times involves administration charges levied by managing agents :
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Addressing conveyancing due diligence questions
Where consent is required before sale in St Mellons
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I bought a leasehold flat in St Mellons, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in St Mellons with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2088
With only 63 years left to run we estimate the premium for your lease extension to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
I am just shy of a 10% deposit on my apartment purchase in St Mellons , but I am anxious proceed. Do I have options?
You can accept a lesser deposit. Many sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment