I have given 8 weeks notice to my existing landlord and have to leave my let out apartment in Cardigan by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in 5 weeks as I wish to avoid having to move into short term accommodation?
It is unwise to provide notice for your tenancy until exchange of contracts has taken place. If you have not already done so, contact to your solicitor and request that they cajole the owners lawyers, try to an acceptable time-line that all parties will work towards
Do lawyers ask for money on account for conveyancing in Cardigan?
If you are buying a property in Cardigan your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. Generally this is needed to cover the fees of the Local Authority Search. If any down payment is as part of the total price then this will be needed shortly ahead of contracts are exchanged. The final balance that is due should be transferred a few days ahead of the day of completion.
Is there a list of Kent Reliance panel conveyancers in Cardigan on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. Where you are looking for a Cardigan solicitor on the Kent Reliance please use our facility.
My partner and I are at the point of viewing flats in Cardigan and I am about to put in an offer. Is it wise to have a lawyer on ‘stand by’? I intend to finance via a home loan with Coventry BS.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are taking out a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
I am selling my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Cardigan solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother purchased a terraced Edwardian property in Cardigan. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cardigan and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the work.
I am using a search engine for the term conveyancing in Cardigan it brings up many conveyancersin the vicinity. How do I determine which is the right solicitor for my move?
The preferential way of seeking a suitable conveyancer is via trusted testimonial, so seek the opinion of friends and family who have acquired a property in Cardigan or a respected estate agent or mortgage broker. Charges for conveyancing in Cardigan vary, so it's sensible to obtain at least three quotes from different law firms. Be sure to secure confirmation what costs in the quote includes.
Having had my offer accepted I require leasehold conveyancing in Cardigan. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
If the lease is recorded at the land registry - and almost all are in Cardigan - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a garden flat in Cardigan, conveyancing having been completed in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Cardigan with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2088
You have 67 years left to run the likely cost is going to range between £10,500 and £12,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.