I chose a Llanbradach based solicitor for my conveyancing in Llanbradach last week. Reviewing the Terms I seeI am liable for charges even if the sale doesn't happen. Should I ditch them and appoint an internet firm advertising no completion no cost conveyancing in Llanbradach?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will generally be more expensive to offset the transactions that abort. Dont forget that such schemes generally do not protect you from expenses for instance Llanbradach conveyancing search fees.
We are buying a end of terrace house in Llanbradach. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to see if these works are permitted?
Your solicitor will review the registered title as conveyancing in Llanbradach will on occasion reveal restrictions in the title deeds which restrict certain works or require the consent of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
Is it the case that all Llanbradach solicitors on the Santander conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I am expecting a OIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Llanbradach solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Llanbradach solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Are there restrictive covenants that are commonly identified as part of conveyancing in Llanbradach?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Llanbradach. 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…’
About to purchase a new build flat in Llanbradach. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Llanbradach
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Llanbradach?
At this site get an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Llanbradach. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you select them for your conveyancing in Llanbradach
Last September I purchased a leasehold flat in Llanbradach. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a leasehold flat in Llanbradach, conveyancing was carried out in 2006. 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? Similar properties in Llanbradach with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2094
With 68 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns 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 before getting professional advice.