I have given 2 months notice to my existing landlord and have to vacate my rented flat in Blaenau Ffestiniog by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in a couple of weeks as don't want to have to move into temporary accommodation?
Generally one should not give notice for your tenancy unless exchange of contracts has taken place. If you have not previously done so, notify to your lawyer and ask them to they seek the assistance the other solicitors, try to an acceptable time-line that all parties will work to achieve
We are looking to buy a property and need a conveyancing solicitor in Blaenau Ffestiniog who is on the Nationwide solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Blaenau Ffestiniog.
I am helping my step-mother sell her flat in Blaenau Ffestiniog. Does the conveyancer commission the EPC or it is for the seller to see to?
Following the abolition of HIPs, energy assessments was retained a mandatory component of selling a house. An energy performance certificate must be to hand before the property is placed on the market. It is not a task that law firms ordinarily arrange. Where you are instructing a Blaenau Ffestiniog conveyancing solicitor they might help arrange energy assessments due to their relationships with long established local energy assessors
I have paid off my mortgage with Lloyds. I assume I don't need a Blaenau Ffestiniog property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in Blaenau Ffestiniog. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Blaenau Ffestiniog I like with open areas and railway links nearby, the downside is that it only has 51 years on the lease. There is not much else in Blaenau Ffestiniog suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
My husband and I are new to the buying process - had an offer accepted, yet the property agent has warned us that the seller will only move forward if we instruct the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Blaenau Ffestiniog
It is highly unlikely the vendors are driving this. Should the seller want ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your preferred Blaenau Ffestiniog conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a introducer fee or achieve conveyancing figures set by corporate headquarters.
I only have Fifty years unexpired on my lease in Blaenau Ffestiniog. I now want to extend my lease but my freeholder is absent. What are my options?
On the basis that 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 extended by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to track down the lessor. In some cases an enquiry agent may be useful to try and locate and prepare a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Blaenau Ffestiniog.
I own a 1st floor flat in Blaenau Ffestiniog, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar properties in Blaenau Ffestiniog with an extended lease are worth £211,000. The ground rent is £50 per annum. The lease runs out on 21st October 2093
With only 68 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.