Am I correct in assuming that the fact that my solicitor in Tregaron is not on my lender's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Tregaron conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
As someone not used to conveyancing in Tregaron what is the number one tip you can impart for the legal transfer of property in Tregaron
You may not hear this from too many lawyers but conveyancing in Tregaron or throughout Aberaeron is an adversarial process. In other words, when it comes to conveyancing there exists plenty of room for conflict between you and others involved in the ownership transfer. For example, the vendor, estate agent and sometimes a bank. Selecting a solicitor for your conveyancing in Tregaron is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose interest is to act in your best interests and to keep you safe.
There is a worrying creep of a "blame" culture- someone must be at fault for the process taking so long. You must always trust your lawyer ahead of all other players in the conveyancing process.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Tregaron is where the house is located. Can you offer any guidance?
Flying freeholds in Tregaron are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tregaron you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tregaron may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We're first time buyers - had an offer accepted, but the agent informed us that the owners will only issue a contract if we instruct their recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Tregaron
It is unlikely the sellers are driving this. Should the owner want ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Tregaron conveyancing solicitors - as opposed tothe ones that will provide their negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by head office.
Having had my offer accepted I require leasehold conveyancing in Tregaron. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
If the lease is registered - and almost all are in Tregaron - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a garden flat in Tregaron, conveyancing formalities finalised December 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Tregaron with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2087
You have 62 years remaining on your lease we estimate the price of your lease extension to be between £17,100 and £19,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
We are about to buying a property in Tregaron. Conveyancing is not yet done but we wish to keep our transaction price private from sites such as Nestoria. Is this possible and how?
The Land Registry by statute are obliged to note price sold data on a register of the title for domestic properties nationwide including properties in Tregaron. The register of title is an open document, so the Land Registry would be breaching their statutory obligations if they did not permit access to the register.
In essence you can ask the Land Registry to hide the price paid entry but the answer will be in the negative.