Finally, a loan agreement from HSBC for the remortgage of my 2 bedroom garden flat is due within the next few days. Are you able to propose a low cost conveyancing lawyer in St Mellons?
You have arrived at the wrong place to search for cut-price fees for conveyancing solicitors in St Mellons. Our aim is to provide affordable conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies teasing you with ninety nine pound conveyancing in St Mellons. The optimum outcome, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst it will result in you with a surprising uplift in extras and still not end up with the service expected.
We are planning to acquire a property and need a conveyancing solicitor in St Mellons who is on the Yorkshire BS approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in St Mellons.
When it comes to lenders such as Clydesdale, do St Mellons conveyancing practitioners incur a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am expecting a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any St Mellons solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Mellons solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Our offer on a detached house in St Mellons has been agreed to, but there is a chain. The sellers have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in St Mellons. What do I do now? At what point should I apply for the mortgage with Virgin Money?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, St Mellons conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Virgin Money approved list. As to the next steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a hot market some purchasers would apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with the conveyancing in St Mellons.
I am purchasing a property and the lawyer has referenced Chancel Repair for which the house could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in St Mellons
Unless a prior acquisition of the property completed after 12 October 2013 you could take it that lawyers carrying out conveyancing in St Mellons to remain recommending a chancel search and or insurance against a claim.
I have been on the look out for a flat up to £245,000 and identified one close by in St Mellons I like with a park and railway links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in St Mellons suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I am a negotiator for a long established estate agency in St Mellons where we see a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local St Mellons conveyancing solicitors. Can you shed some light as to whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as 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 purchaser.
I bought a studio flat in St Mellons, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Similar properties in St Mellons with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2095
You have 70 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is 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 are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.