I am looking for value for money conveyancer. Should I go for for a nationwide conveyancer as opposed to a high street Bedwas conveyancing solicitor?
On the whole conveyancing lawyers in your area will enjoy excellent relationships with your local authority, which could help with your Bedwas conveyancing searches that your solicitor will require. It can only be a plus if they have strong rapport with the Local Land Registry Office your area Bedwas, other conveyancers in the neighbourhood and Bedwas Estate Agents.
I am only a couple days away from an exchange on a flat in Bedwas and my parents have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the lender about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancing practitioner is legally required to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Finally the sale completed on my house in Bedwas last December but our buyer keeps e-mailing me complaining that her conveyancer needs to hear from mysolicitor. What should my lawyer have done now that I have sold?
Following your disposal your solicitor is duty bound to send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your lawyer should also confirm that the home loan has been redeemed to the purchasers solicitors. There are no post completion steps unique to conveyancing in Bedwas.
We are getting a further advance on our mortgage from RBS as we intend to carry out improvements to our house in Bedwas. Are we obliged to select a local Bedwas solicitor on the RBS conveyancing panel to handle the legals?
RBS would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I am purchasing a property in Bedwas. An unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Yorkshire BS where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Bedwas.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bedwas building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Bedwas conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The lawyer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Bedwas 5 years ago are no longer around. What do I do?
In today’s world there are copies made of almost everything, and your conveyancer will know exactly where to look for all the relevant paperwork so you may buy or sell your property without any difficulty. If duplicates can’t be located, your conveyancer can put in place insurance or indemnities protecting you against possible claims on your premises.
There are only Seventy years unexpired on my flat in Bedwas. I need to extend my lease but my freeholder is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have done all that could be expected to find the landlord. In some cases an enquiry agent should be helpful to try and locate and prepare an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Bedwas.
I am the registered owner of a studio flat in Bedwas, conveyancing was carried out in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Bedwas with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2079
With just 53 years remaining on your lease the likely cost is going to range between £27,600 and £31,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should 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.