My family solicitor has sent a quote for £1400 for no sale no fee conveyancing in Llandaff. I am selling a purpose built house for £150,000. Is this over the top? Is it above the average fee for conveyancing in Llandaff?
The charges are a bit high. Where you are prepared to spend time scrutinising costs you could reduce the fees slightly by as much as a hundred pounds. That being said, you couldcome to rue opting for an an unknown conveyancer. Don't forget to enquire the firm can represent your lender. Do make use of our comparison tool to choose a Llandaff conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Llandaff.
Can you explain why leasehold purchase conveyancing in Llandaff costs more?
Llandaff leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My lender has recommended a law firm on their panel based in Llandaff but I would rather use a conveyancing lawyer in Llandaff or nearer to where I live. Can you assist?
The minority of Llandaff conveyancing solicitors are on all banks conveyancing panel. Do make use of the above find an approved solicitor tool to identify a Llandaff conveyancing firm on the on the lender panel.
I am selling our home in Llandaff and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Llandaff conveyancer would know this is not the case. It does beg the question why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Llandaff. We have lived in Llandaff for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You need to 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 health insurance to cover that same ailment)
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in Llandaff I like with amenity areas and transport links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Llandaff for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Can you provide any advice for leasehold conveyancing in Llandaff with the intention of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Llandaff can be reduced where you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ representatives. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Llandaff state that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Should you fail to have the approvals to hand do not communicate with the landlord without contacting your lawyer before hand. A minority of Llandaff leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years left on your lease but it would be advisable verify this via your conveyancers. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. It is therefore essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I own a 1st floor flat in Llandaff, conveyancing having been completed February 2010. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Llandaff with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease runs out on 21st October 2083
With 61 years unexpired the likely cost is going to span between £19,000 and £22,000 plus plus your own and the landlord's "reasonable" professional fees.
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 without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.