I am getting a mortgage offer from Santander. I intend to employ the services of a Licensed Conveyancer in Tintern. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I used Action Conveyancing several years ago for my conveyancing in Tintern. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tintern of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a leasehold apartment up to £235,500 and identified one close by in Tintern I like with amenity areas and railway links nearby, however it's only got 52 years on the lease. I can't really find anything else in Tintern in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
My husband and I are novice buyers - agreed a price, yet the property agent told us that the seller will only issue a contract if we instruct the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Tintern
It is improbable the owners are behind this. If they require ‘a quick sale', turning down a motivated purchaser is counter productive. Bypass the agents and go straight to the owners and make the point 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)but you are going to use your own,trusted Tintern conveyancing firm - as opposed tothose that will earn the negotiator at the agency a introducer fee or meet his conveyancing thresholds demanded by head office.
I am employed by a busy estate agency in Tintern where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Tintern conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser 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 before, or at the same time as completion of the disposal of the property.
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 garden flat in Tintern, conveyancing formalities finalised October 2008. Can you work out an approximate cost of a lease extension? Corresponding properties in Tintern with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2093
With only 67 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered 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 seeking the advice of a professional.
There are numerous houses in Tintern on private roads. We are buying such a house. What are the advantages and disadvantages of purchasing a residence on a private road?
Tintern conveyancing practices are well versed in transacting homeson private. The solicitor should investigate Land Registry data to find any rights or liabilities. It is possible that there is a management company (wholly owned by residents) that proprietors pay into to maintain the road. If there is one, the road should be maintained and appear nicer than council owned.