I am hoping to receive a mortgage with Santander. I intend to enlist the help of a Licensed Conveyancer in Pantymwyn. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
In what way does my ID and proof of funds have anything to do with my conveyancing in Pantymwyn? Why is this being asked of me?
It is indeed that case that these requests have nothing to do with conveyancing in Pantymwyn. Nowadays you can not complete any conveyancing process without first submitting evidence of your identity. This usually takes the form of a either your passport or driving licence plus a council tax bill. Remember if you are supplying your driving licence as evidence of identification it needs to be both the paper element as well as the photo card part, one is not acceptable without the other.
Proof of the origin of monies is necessary under Money Laundering Regulations. You should not be offended when you are asked to produce this as your lawyer will need to retain this information on file. Your Pantymwyn conveyancing lawyer will require evidence of proof of funds prior to accepting any funds from you into their client account and they may also ask additional queries concerning the source of funds.
I am assisting my sister sell her flat in Pantymwyn. Will the conveyancing solicitor commission an energy assessment or should I organise this?
After the demise of Home Information Packs, EPC’s was maintained a mandatory component of selling a house. An EPC should be to hand prior to the property being placed on the market. It is not something that law firms normally organise. Where you are using a Pantymwyn conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with long established local accredited person
My conveyancer has informed me that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Pantymwyn?
The appropriate level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such policies.
Can I be sure that the Pantymwyn conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Pantymwyn obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.
It has been 4 months since my purchase conveyancing in Pantymwyn concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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.
What does commercial conveyancing in Pantymwyn cover?
Pantymwyn conveyancing for business premises covers a wide range of guidance, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I've recently bought a leasehold flat in Pantymwyn. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a leasehold flat in Pantymwyn, conveyancing was carried out in 1996. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Pantymwyn with an extended lease are worth £265,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2100
With 75 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 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 advice on the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.