Can I use your services to locate a Conveyancing solicitor in Baglan even where I’m not buying or disposing of a house, for example where I intend to buy an office in Baglan with a loan from Bank of Scotland?
Our search tool is mainly used to get a quote from residential conveyancing solicitors in Baglan but we have listed towards the bottom of this page some Baglan commercial conveyancing firms. You should speak with the firm directly to check if they can also act for Bank of Scotland
My wife and I have recently appointed a conveyancing solicitor in Baglan. I need to find out if they are on the Birmingham Midshires conveyancing panel. Could you or the lender confirm if they are on the panel?
You should call the lawyer and ask them if they can act for the bank. Otherwise you should call Birmingham Midshires who may be able to confirm.
I moved into my home on 13 March and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Baglan expressed confidence that it will be registered inside ten days. Are titles in Baglan uniquely lengthy to register?
There is nothing unique about conveyancing in Baglan registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. At present approximately three quarters of submission are fully addressed within two weeks but some can be subject to longer delays. Registration is effected once the purchaser is living at the premises so an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Baglan I like with amenity areas and railway links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Baglan suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the shortness of the lease will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Back In 2005, I bought a leasehold flat in Baglan. Conveyancing and Nottingham Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Baglan who previously acted has long since retired. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Baglan conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a 1st floor flat in Baglan, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Baglan with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2095
With only 70 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Myself and my husband have recently had an offer agreed on a apartment and had an appointment on Friday with Nationwide for the mortgage. They have informed us that when it comes to choosing a solicitor that unless they are on their approved list of conveyancers then we will have to pay out an additional fee of £200. This is is due to the fact that they would then have to instruct a solicitor to act on their behalf as well as the one we appoint on our behalf and we assume responsibility for their fees. I have asked Nationwide to provide me with a list so I can request estimates only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You can enquire of Nationwide what their panel criteria is for a solicitor.Thereafter ask the solicitor of your choice whether they fit that criteria and have they acted on loans for Nationwide previously. If the answer to those is yes, then just double check with Nationwide. Alternatively please make use of our search tool and we may be able to identify a solicitor in Baglan on the approved list for Nationwide.