Unfortunately I am unable to travel far from Carmarthen. What is the rationale as to why all Carmarthen lawyers aren't included on all mortgage company panels?
Even though it may seem unfair for lenders to limit who can represent them, from the public’s or solicitor’s perspective, the other side of the coin is that mortgage companies are increasingly anxious and feel it essential to shield themselves against illegal activities. As a result of this concern mortgage companies have consolidated their panel of approved conveyancing lawyers to a size that they are happy to control.
I had intended to instruct a conveyancing solicitor in Carmarthen for our home move. Our financial adviser has since advised us that our mortgage company HSBC Bank won't deal with them. Why is this not regarded as unduly restrictive?
A lender may require a panel solicitor act for it. Borrowers are expected to bear the charges for this. Try using our tool to select a solicitor to conduct conveyancing in Carmarthen on the HSBC Bank conveyancing panel.
I am planning on selling our home in Carmarthen and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers used a national conveyancing outfit as opposed to a conveyancing solicitor in Carmarthen. Having lived in Carmarthen for many years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified as part of conveyancing in Carmarthen?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Carmarthen. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
What does commercial conveyancing in Carmarthen cover?
Non domestic conveyancing in Carmarthen covers a wide array of guidance, supplied by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am tempted by the attractive purchase price for a couple of flats in Carmarthen both have about forty five years left on the lease term. Do I need to be concerned?
There are no two ways about it. A leasehold apartment in Carmarthen is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the salability of the premises. The majority of buyers and banks, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Carmarthen conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a 2 bed flat in Carmarthen, conveyancing formalities finalised 4 years ago. 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? Equivalent properties in Carmarthen with an extended lease are worth £190,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2083
With 62 years unexpired the likely cost is going to range between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.