We see that you have a search directory listing solicitors on the Virgin Money conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Gilwern?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gilwern.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Gilwern. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 19/2/2024, the requirements read as follows :
Can I be sure that the Gilwern conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Gilwern obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your conveyancing.
The formalities of my purchase has taken place for my property in Gilwern. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being problematic. The Gilwern solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
Should my lawyer be raising questions about flooding as part of the conveyancing in Gilwern.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Gilwern. There are those who acquire a house in Gilwern, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or by their solicitors which should give them a better understanding of the risks in Gilwern. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a purchaser may issue a legal claim for losses stemming from an inaccurate answer. The buyer’s solicitors may also commission an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations should be made.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Gilwern is where the house is located. Can you shed any light on this issue?
Flying freeholds in Gilwern are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gilwern you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gilwern may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I want to rent out my leasehold flat in Gilwern. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your previous Gilwern conveyancing solicitor is not around you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain consent from your landlord or some other party before subletting. The net result is that you cannot sublet without prior permission. The consent is not allowed to be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I bought a leasehold flat in Gilwern, conveyancing having been completed May 1998. How much will my lease extension cost? Equivalent flats in Gilwern with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2098
You have 74 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.