I am in the market for a low cost property lawyer. Should I go for for a national conveyancer as opposed to a high street Bedwas conveyancing lawyer?
Bedwas is a special area, where local insight is a significant benefit. The relaxed pace of life is great – just not when it comes to your house move. The solicitors that we endorse possess well rounded Bedwas knowledge with a professional, can doapproach that ensures the conveyancing to progress without delay. It is a distinct advantage where they benefit from long term connections with mortgage brokers, estate agents, valuers and counterpart Bedwas conveyancing practitioners
My wife and I are approaching an exchange on a flat in Bedwas and my parents have transferred the ten percent deposit to my conveyancing practitioner. I am now told that as the deposit has been received from someone other than me my solicitor needs to make a notification to my lender. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your lawyer is duty bound to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Completed the sale of my flat in Bedwas last July but the buyer keeps SMS messaging daily to say his conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your sale your lawyer should forward the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer must also confirm that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion procedures peculiar conveyancing in Bedwas.
We are getting the release of further monies on our mortgage from Nationwide as we intend to carry out renovations to our home in Bedwas. Do we need to choose a nearby Bedwas solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide would not normally instruct a member of their approved list of lawyers 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 Nationwide conveyancing panel.
I am purchasing a property in Bedwas. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As you are obtaining a mortgage with RBS your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancers are required to report to RBS where a lease does not meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not restricted to Bedwas.
I can not fathom if my lender requires a lease extension. I have telephoned my Bedwas bank branch on numerous occasions and was advised it wasn't an issue and they would lend. My Bedwas conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their specific requirements. Who do I believe?
Provided that the solicitor is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. 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 remaining.
The deeds to my property can not be found. The lawyers who dealt with the conveyancing in Bedwas 10 years ago no longer exist. What are my next steps?
You no longer need to have the physical original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
I have recently realised that I have 68 years remaining on my lease in Bedwas. I need to get lease extension but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have used your best endeavours to track down the freeholder. For most situations a specialist would be useful to try and locate and to produce an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court covering Bedwas.
I am the registered owner of a basement flat in Bedwas, conveyancing was carried out 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Bedwas with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2079
With only 53 years unexpired we estimate the premium for your lease extension to be between £27,600 and £31,800 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. 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 move forward placing reliance on this information before seeking the advice of a professional.