In the event thatI were to purchase a straightforward homein Llanelli for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Llanelli?
Any savings you would achieve would be limited to the Llanelli conveyancing searches. Your conveyancing practitioner still got to do everything else - money laundering, correspond with your sellers property lawyer, SDLT return, register the ownership etc. You might save a bit for them not having to register a mortgage however it won't be significant.
Completed the sale of my flat in Llanelli last November yet the purchaser is SMS messaging every few hours to moan that his lawyer is waiting to hear from mine. What should my lawyer have done following completion?
After completion of your sale your solicitor is obliged to forward the transfer documentation and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer should also send confirmation that the mortgage has been redeemed to the buyers lawyers. There is unlikely to be post completion procedures just for conveyancing in Llanelli.
I have been told that property searches are the main cause of obstruction in Llanelli conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Llanelli.
Just had an offer accepted on a new build flat in Llanelli. Conveyancing is daunting 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 legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Llanelli
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I was recommended by a number of property agents in Llanelli to select a conveyancer on your site. What’s the financial incentive for Estate Agents to offer your site over and above another?
We don’t offer any commission for sending work our way. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I own a leasehold house in Llanelli. Conveyancing and The Royal Bank of Scotland mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Llanelli who acted for me is not around. Do I pay?
First contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to incur the fees of a Llanelli conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Llanelli Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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Are there any major works in the planning that could increase the maintenance fees? You should want to discover as much as you can concerning the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to day to day matters such as the tidiness of the common parts. Ask other people if they are happy with them. On a final note, investigate as to the dates that the service charges are due to the managing agents and specifically what you get for your money. It is important to be aware if redecorating or some other significant cost is coming up to be shared by the tenants and could well materially increase the the service fees or result in a specific invoice.