Please could you recommend a Platform Home Loans Ltd sanctioned Ystrad Mynach conveyancing firm who can have us moved in within a very limited time frame? Am I best advised to unstruct a local Ystrad Mynach firm or a factory type comparison site?
We can recommend some very good Ystrad Mynach conveyancing firms. You can also walk up the high street in Ystrad Mynach. Go in to some well established law practices and ask to speak with a conveyancing solicitor for a costs illustration. Mention your deadline together with the reasons and get an assurance on speed. Choose the lawyer that appears most efficient.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to instruct a specialised conveyancing solicitor in Ystrad Mynach?
You should check but the chances are that appoint one of their panel conveyancers should you want the "fee-free" offer. Speak to the bank to check if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Ystrad Mynach.
I used Action Conveyancing a few years past for my conveyancing in Ystrad Mynach. Now, I need my documents but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Ystrad Mynach 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Ystrad Mynach is where the house is located. Is there any advice you can impart?
Flying freeholds in Ystrad Mynach are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ystrad Mynach you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ystrad Mynach 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 residence.
I work for a busy estate agency in Ystrad Mynach where we have experienced a number of flat sales jeopardised due to short leases. I have been given conflicting advice from local Ystrad Mynach conveyancing solicitors. Please can you clarify whether the owner of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
I acquired a 2 bed flat in Ystrad Mynach, conveyancing formalities finalised 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Ystrad Mynach with an extended lease are worth £265,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2100
With just 75 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
I am buying a house and require a conveyancing solicitor in Ystrad Mynach who is on the mortgage company approved panel. Could you point me in the right direction as regards a Ystrad Mynach solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Ystrad Mynach. We dont recommend any particular firm.