How can we tell if a Treuddyn conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Treuddyn getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Treuddyn solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Treuddyn bank branch on numerous occasions and was advised it wasn't a problem and they would lend. My Treuddyn conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Action Conveyancing a few years past for my conveyancing in Treuddyn. Now, I need my documents but cannot find the solicitor. What do I do?
Do 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 Treuddyn of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How easy is it to switch firm as I need to choose a firm on the Virgin Money conveyancing list. I was using a high street conveyancing solicitor in Treuddyn round the corner but the firm is not accepted by Virgin Money
We will our best to assist in finding you a conveyancing solicitor in Treuddyn on the Virgin Money panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Treuddyn. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Treuddyn.
As co-executor for the estate of my father I am disposing of a house in Newport but reside in Treuddyn. My lawyer (who is 300 miles awayrequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Treuddyn to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are located in Treuddyn
Can you provide any top tips for leasehold conveyancing in Treuddyn with the intention of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Treuddyn can be reduced where you appoint lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information needed by the purchasers’ conveyancers. Many freeholders or Management Companies in Treuddyn charge for providing management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Treuddyn. If you hold a share in a the freehold, you should make sure that you have the original share certificate. Organising a re-issued share certificate is often a lengthy formality and frustrates many a Treuddyn conveyancing deal. Where a duplicate share is necessary, do contact the company officers or managing agents (if relevant) for this as soon as possible. If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. You believe that you know the number of years remaining on your lease but it would be wise to verify this via your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I purchased a ground floor flat in Treuddyn, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Treuddyn with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2094
You have 69 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns 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 before seeking the advice of a professional.
My mum and dad are experiencing problems in finding their Treuddyn property on the HM Land Registry site. They have a vague memory back in the 70’s when they purchased the property there were complications regarding Treuddyn not being recognised in some systems.
The vast majority of properties in Treuddyn should show up. Have you attempted a search with simply the postcode. Usually it should disclose all the residences inside that postcode. Where registered it will be there with a title number. Where they bought back in the 60’s it's conceivable it may be unregistered. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title documentation which could be with your parent’s bank.