Can you explain why leasehold purchase conveyancing in Narberth costs more?
The conveyancing charges for a leasehold property in Narberth is frequently higher when contrasted to a freehold property. This is due to the supplemental work necessary in liaising with the freeholder and managing agents to obtain evidence about whether the rent and service fee have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the block.
I am assisting my niece sell her flat in Narberth. Does the conveyancing solicitor order an EPC or it is for me to see to?
After the demise of HIPs, EPC’s remained a required part of moving property. An energy performance certificate should be commissioned in advance of the property being put on the market. It is not a task that solicitors normally organise. Where you are using a Narberth conveyancing solicitor they may be willing to arrange energy performance certificates given their contacts with reputable Narberth accredited person
We were going to get a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Narberth solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Narberth solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Narberth solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Narberth postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Narberth.
We are selling our house in Narberth and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Narberth conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Narberth. We have lived in Narberth for three years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer 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 sickness)
I'm purchasing a new build house in Narberth with the aid of help to buy. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my lawyer about this deal as it will adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I have been on the look out for a ground for flat up to £305k and identified one close by in Narberth I like with a park and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Narberth suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
I am searching for an affordable conveyancing solicitor in Narberth to assist me in selling my flat. I I am fearful of appointing the wrong one but with plenty Narberth conveyancing practices to choose from...how do I know which one is best to select?
Where you have never instructed a property lawyer before, a trustworthy recommendation via relatives or friends is a great place to start and is often a good indicator of quality. As an alternative option, you should review the client feedback viewable on your conveyancer’s website or use our search tool to choose a conveyancing lawyer in Narberth.