Can you suggest a Halifax sanctioned Ceredigion conveyancing lawyer who can have us moved in within a short deadline? Would it be better to use a high street Ceredigion firm or an online comparison site?
We would be happy to suggest some excellent Ceredigion conveyancing firms. Another option is to visit the main road in Ceredigion. Visit a couple of firms and ask to see a conveyancing solicitor for a costs illustration. Explain your time frames together with your reasons and get an assurance on your deadline. Select the one that appears most efficient.
I have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather instruct a Ceredigion based conveyancing firm?
You should check but the the probability is that give you one of their panel solicitors should you accept the "fee-free" offer. Call the bank to ask if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Ceredigion.
When it comes to mortgage companies such as Skipton, do Ceredigion property lawyers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Can I be sure that the Ceredigion conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Ceredigion 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 advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your transaction.
My offer was accepted on a house in Ceredigion on 22/3/2024, valuation was booked five days later, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a residence in Ceredigion? or I am told that there is a law dating back centuries that means some owners of property living in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this suitable for conveyancing in Ceredigion?
Unless a previous acquisition of the house took place after 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Ceredigion to remain encouraging a chancel search and or insurance against a claim.
I opted to have a survey carried out on a property in Ceredigion ahead of instructing lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some lenders may not issue a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ceredigion. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ceredigion to see if the conveyancing costs will increase in light of this.
Last December I purchased a leasehold flat in Ceredigion. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a ground floor flat in Ceredigion, conveyancing having been completed half a dozen years ago. 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? Corresponding flats in Ceredigion with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2083
With just 59 years left to run we estimate the price of your lease extension to be between £20,900 and £24,200 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 renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.