I was referred a solicitor who has sent a quote for £1700 for fixed fee conveyancing in Skewen. I am hoping to sell a modern detached home for £125,000. This sounds too much. Is it in excess of what I should be paying for conveyancing in Skewen?
The estimate does seem marginally steep. If you shop around you may be able to trim some of the expense by perhaps a hundred pounds. On the other hand, you mightcome to regret opting for an an untested lawyer. Don't forget to check that the conveyancer can act for your lender. Do employ our search tool to find a Skewen conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Skewen.
It is a dozen years since I bought my house in Skewen. Conveyancing lawyers have just been instructed on the sale but I can't track down my deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be retained by the lender or they may be in the possession of the solicitor who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Skewen relates to registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
I have been advised by my lawyer that flying freehold insurance is needed on my purchase. What is the level of cover for Skewen conveyancing?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
Is it the case that all Skewen solicitors on the RBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the SRA. Some banks do allow licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Skewen. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial property in Skewen?
Its becoming the norm that commercial conveyancing solicitors in Skewen will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Skewen. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Skewen.
For each commercial conveyancing transaction in Skewen it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Skewen commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Skewen.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Skewen I like with a park and transport links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Skewen for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
Completion is due on the sale of our £350,000 garden flat in Skewen next Wednesday. The management company has quoted £312 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Skewen?
Skewen conveyancing on leasehold maisonettes usually requires the purchaser’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be content to do so. They are at liberty to levy a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, without which the charge is not strictly payable. Reality however dictates that you have little option but to pay whatever is demanded should you wish to complete the sale of your home.
I acquired a basement flat in Skewen, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Skewen with a long lease are worth £211,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2093
With only 68 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.
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 the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.