We note that you have a post code search directory identifying solicitors on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Tonteg?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tonteg.
I am planning to acquire a flat and require a conveyancing solicitor in Tonteg who is on the Chelsea Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Tonteg. We dont recommend any particular firm.
We are selling our home in Tonteg and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing firm rather than a conveyancing solicitor in Tonteg. We have lived in Tonteg for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Do I need to be wary by estate agents that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Tonteg conveyancing company?
As is the case with many professional services, often input from relatives can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders may put forward solicitors to appoint. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You have the right to appoint your own lawyer. However, bear in mind that some mortgage providers specify a panel list of lawyers you are obliged to use for the mortgage aspect of your house move.
In surfing the internet for the words on line conveyancing in Tonteg it brings up many conveyancerslocally. How do I determine which is the right solicitor for purchase transaction?
The ideal method of seeking the right conveyancer is through a personal referral, so ask friends and those you trust who have acquired a property in Tonteg or a local estate agent or financial adviser. Charges for conveyancing in Tonteg vary, so it's a good idea to secure a minimum of three quotes from varying types of companies. Be sure to obtain confirmation that the costs are assured not to rise.
I am attracted to a two apartments in Tonteg both have about 50 years unexpired on the lease term. Will this present a problem?
There are no two ways about it. A leasehold flat in Tonteg is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. The majority of purchasers and lenders, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Tonteg conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a ground floor flat in Tonteg, conveyancing was carried out in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Tonteg with an extended lease are worth £190,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2086
With just 61 years remaining on your lease the likely cost is going to range between £19,000 and £22,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed 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 want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.