My lawyer in Llanwrda is not listed on the Alliance & Leicester Approved Panel. Can I still continue with my prefered solicitor even though they are not on the Alliance & Leicester panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your preferred Llanwrda solicitors but Alliance & Leicester will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the overall legal charges as well as cause delays.
- Get a new lawyer to act in the conveyancing, remembering to check they are on the Alliance & Leicester panel
I'm buying a new build house in Llanwrda with a mortgage from Accord Mortgages Ltd. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not to tell my conveyancer about the extras as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Llanwrda?
At this site receive a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Llanwrda. Unlike many estate agents and brokerage sites we are not in the business of charging firms a commission if you instruct them for your conveyancing in Llanwrda
In my capacity as executor for the estate of my aunt I am selling a property in Newport but I am based in Llanwrda. My solicitor (who is 260 kilometers awayrequires that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in Llanwrda who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Llanwrda based
We expect to complete our sale of a £400,000 maisonette in Llanwrda in 8 days. The managing agents has quoted £360 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Llanwrda?
Llanwrda conveyancing on leasehold maisonettes more often than not involves the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries the majority will be content to do so. They are entitled to levy a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some transactions it is above £800. The administration charge levied by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration charges, without which the charge is technically not due. Reality however dictates that one has little choice but to pay whatever is demanded should you wish to complete the sale of your home.
I am the registered owner of a ground floor flat in Llanwrda, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Llanwrda with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2095
You have 69 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information 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. Please do not move forward based on this information before seeking the advice of a professional.
When it comes to my conveyancing in Llanwrda should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Llanwrda conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.