I opted for a Pentwyn based firm for my conveyancing in Pentwyn recently. After carefully reading the Ts and Cs it is apparent thatwe are responsible for costs even where the transaction does not complete. Should I ditch them and choose a web based conveyancing company advertising no-sale-no-fee conveyancing in Pentwyn?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to neutralise those conveyances that abort. Dont forget that these deals generally do not cover expenditure for instance Pentwyn conveyancing search fees.
Can the conveyancing solicitors that you recommend carry out attended exchange conveyancing in Pentwyn?
We do have a number of conveyancing experts carrying out attended exchanges. Do contact us to secure a fee calculation and details as to availability.
The Pentwyn conveyancing lawyers that I appointed last week on my house acquisition in Pentwyn have without warning shut down. I only went with them because I had to have a firm on the RBS conveyancing panel and my preferred Pentwyn lawyer was not. I paid them money on account. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Due to the input of my in-laws I had a survey completed on a property in Pentwyn prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend not give a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pentwyn. Conveyancing may be slightly more expensive based on your lender's requirements.
What are your top tips when it comes to choosing a Pentwyn conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Pentwyn conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Pentwyn conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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What are the legal fees for lease extension conveyancing? How familiar is the practice with lease extension legislation?
I invested in buying a 2 bed flat in Pentwyn, conveyancing formalities finalised February 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Pentwyn with over 90 years remaining are worth £197,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2081
With 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.