I am getting a mortgage with Lloyds. I intend to retain the legal services of a Licensed Conveyancer in Brynmawr. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am considering applying for a Virgin Money mortgage for purchase of a new build (under development) in Brynmawr with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I have been told that property searches are a common reason for obstruction in Brynmawr house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Brynmawr.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Brynmawr. I happened to land on a web site which appears to be the perfect offering If it is possible to get all this stuff completed via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having checked my lease I have discovered that there are only 62 years left on my lease in Brynmawr. I now want to get lease extension but my freeholder is missing. What should I do?
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 for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the landlord. On the whole a specialist should be useful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Brynmawr.
I acquired a ground floor flat in Brynmawr, conveyancing having been completed in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Brynmawr with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2094
With only 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive 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 considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
I purchased a house in Brynmawr last 20/5/2024 and to date it is still not recorded with HM Land Registry. It was part of a new estate and my conveyancing practitioner told me that it may take 12 months to register. I have spoken with HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?
get in touch with your conveyancing practitioner - Where you are unsatisfied with the responses, look up their internal complaints procedure and amplify your concerns to a Partner. Registrations for Brynmawr conveyancing are not known to be particularly slow.