Recently contacted my conveyancing lawyer in Llwyngwril who conducted the legals 18 months ago requesting a conveyancing costs illustration based on an identical type of house move (a leasehold property and a freehold premises) of almost identical values with a mortgage from Platform Home Loans Ltd. I am now being quoted twice the amount. Better the devil I know or do I seek out an alternative conveyancer?
The estimate fees appear a tad high. Where you are willing to spend time scrutinising costs you may be able to shave off some of the cost by perhaps £100 plus VAT. On the other hand, assuming were satisfied with the conveyancing the firm gave you couldlive to rue opting for an a cheaper lawyer. If is important to enquire that the conveyancer can also act for Platform Home Loans Ltd. You can use our search tool to get a quote a Llwyngwril conveyancing firm on the Platform Home Loans Ltd member panel, which can often include conveyancing solicitors in Llwyngwril.
I have given 2 months notice to my existing landlord and have to leave my let out apartment in Llwyngwril by 4/6/2021. Conveyancing on my purchase has just started. Can I complete in 4 weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to serve notice for your letting unless exchange of contracts has taken place. If you have not previously done so, notify to your conveyancer and request that they seek the assistance the owners lawyers, try to an acceptable time-line that all parties will work to achieve
My flat in Llwyngwril is up for sale and I have a purchaser. Will my lawyer have to be on the Lloyds conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
It has been three months following my purchase conveyancing in Llwyngwril concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to retain a conveyancing solicitor for freehold conveyancing in Llwyngwril. I've chance upon a web site which appears to be the ideal answer If it is possible to get all the legals completed via web that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I own a leasehold house in Llwyngwril. Conveyancing and Coventry Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Llwyngwril who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. You do not need to instruct a Llwyngwril conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. 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.
I own a split level flat in Llwyngwril, conveyancing was carried out in 2001. 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? Comparable flats in Llwyngwril with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease ceases on 21st October 2080
With only 59 years unexpired we estimate the price of your lease extension to span between £20,900 and £24,200 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.