is it true that all Talsarnau solicitor practices on the Coventry BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
After weeks of negotiation I have agreed a price on an apartment in Talsarnau. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. Shortly after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a apartment in Talsarnau. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Talsarnau conveyancer is on the Coventry BS conveyancing panel.
I have a 4 bedroom Edwardian property in Talsarnau. Conveyancing lawyer represented me and Britannia. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Talsarnau and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing lawyer who completed the work.
How does conveyancing in Talsarnau differ for newly converted properties?
Most buyers of new build premises in Talsarnau come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Talsarnau tend to buy 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 used to new build conveyancing in Talsarnau or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Talsarnau I like with amenity areas and transport links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Talsarnau in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I have been advised by numerous selling agents in Talsarnau to choose a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your services over and above another?
We don’t offer any financial incentive for directing people our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am a negotiator for a reputable estate agent office in Talsarnau where we have experienced a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have received contradictory information from local Talsarnau conveyancing firms. Can you clarify whether the seller of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease 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 sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible 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.
Talsarnau Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Can you tell me if there are any major works anticipated that will increase the service charges? It is important to be aware whether changing the roof or some other significant cost is due in the near future to be shared by the leasehold owners and could well dramatically increase the the service charges or require a one time invoice. What prohibitions are contained in the Talsarnau Lease?