Completed the sale of my flat in Wenvoe last July yet the purchaser is SMS messaging every few hours complaining that his conveyancer needs to hear from mylawyer. What should have happened now that I have sold?
Following your disposal your conveyancer should send the transfer deeds and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also confirm that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion procedures peculiar conveyancing in Wenvoe.
The Wenvoe conveyancing lawyers that I appointed last week on my purchase in Wenvoe have suddenly closed. I only went with them because I had to have a lawyer on the RBS conveyancing panel and my preferred Wenvoe lawyer was not. I paid them £170 on account. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
There is lots of information on this site regarding conveyancing in Wenvoe but can you isolate your top tip for appointing the right conveyancer in Wenvoe
It would be unwise to be tempted by the lowest Wenvoe conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Wenvoe?
Two types of professional can execute conveyancing in Wenvoe namely CLC regulated conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or acquisition of property. They are both obliged to perform Wenvoe conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly administered and that all requirements and procedures should be correctly attended to.
I can not fathom if my mortgage offer requires a lease extension. I have called my Wenvoe building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Wenvoe conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their published requirements. Who do I believe?
Provided that the property lawyer is on the lender panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Wenvoe I like with a park and railway links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Wenvoe in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan that many years may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
I need to find a conveyancing solicitor for freehold conveyancing in Wenvoe. I happened to stumble across a web site which appears to be the perfect offering If there is a chance to get all this stuff done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Completion is due on the sale of our £350,000 maisonette in Wenvoe on Wednesday in a week. The freeholder has quoted £372 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Wenvoe?
For the majority of leasehold sales in Wenvoe conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing conveyancing due diligence questions
Where consent is required before sale in Wenvoe
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a split level flat in Wenvoe, conveyancing was carried out November 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Wenvoe with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2092
With only 67 years remaining on your lease we estimate the premium for your lease extension to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. 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 take any other action placing reliance on this information without first getting professional advice.