When looking at mumsnet.com for an online lawyer in Aberystwyth, most say that I should look for a CQS accredited lawyer. What is CQS?
Aberystwyth Conveyancing Quality Scheme practices have obtained certification by the law Society The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS helps house movers to identify practices that provide a quality residential conveyancing. Aberystwyth is one of locations in England and Wales in which CQS have a presence. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
My husband and I have arranged the release of further monies on our mortgage from Clydesdale as we wish to carry out a loft conversion to our house in Aberystwyth. Are we obliged to appoint a nearby Aberystwyth solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.
We were going to get a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Aberystwyth solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Aberystwyth solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
It is unclear whether my bank requires a lease extension. I have called into my local Aberystwyth building society branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Aberystwyth conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancing practitioner must follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My partner and I are selling our house in Aberystwyth and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Aberystwyth lawyer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Aberystwyth. Having lived in Aberystwyth for 4 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Aberystwyth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Aberystwyth
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.
What tools are available to search for a Aberystwyth law firm on the Virgin Money conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the solicitor.
Feel free to make use of the tool on this website. Please choose the lender and your location and you will see a number of Aberystwyth conveyancing lawyers located nearest you. We have listed some Aberystwyth conveyancing firms at the bottom of this page and you can ring them to verify whether they are on the Virgin Money approved list
I am intending to let out my leasehold flat in Aberystwyth. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A lease dictates relations between the landlord and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Aberystwyth do not prevent subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I bought a leasehold flat in Aberystwyth, conveyancing formalities finalised October 2008. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Aberystwyth with an extended lease are worth £171,000. The ground rent is £50 levied per year. The lease expires on 21st October 2104
With 79 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other 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 without first seeking the advice of a professional.