Can the conveyancing practitioners that you recommend handle right to buy conveyancing in Roath Park?
We do have a variety of conveyancing conveyancers who can handle right to buy conveyancing matters Do call us in order to secure a costs calculation.
Completed the sale of my flat in Roath Park last November yet the purchaser is calling me to say his conveyancer is waiting to hear from mine. What should have happened now that I have sold?
Following your sale your lawyer is duty bound to send the transfer deeds and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also confirm that the mortgage has been discharged to the buyers solicitors. There are no post completion requirements specific conveyancing in Roath Park.
I require quick conveyancing in Roath Park as I am under pressure to sign on the dotted line in less than one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not getting a home loan you have the choice not to have searches conducted although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Roath Park the following are examples of what can be revealed and adversely affect future mortgageability: Enforcement Notices, Overdue Charges, Overdue Grants, Railway Schemes,...
I am purchasing my first flat in Roath Park with a mortgage from Barclays . The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep advised me not disclose to my solicitor about this extras as it may affect my mortgage with the lender. Is this normal?.
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 am attracted to a couple of apartments in Roath Park which have in the region of fifty years unexpired on the lease term. Will this present a problem?
There is no doubt about it. A leasehold flat in Roath Park is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. For most buyers and banks, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Roath Park conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I invested in buying a garden flat in Roath Park, conveyancing was carried out in 2007. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Roath Park with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease ceases on 21st October 2088
With only 64 years remaining on your lease we estimate the price of your lease extension to be between £14,300 and £16,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
Some weeks ago I was told by my lender that their approved lawyers operate no completion no fee basis for conveyancing in Roath Park. Our purchase fell through nevertheless the conveyancers have requested search fees! They are stating that the fees are nothing to do with their fees!
Roath Park conveyancing search costs are separate expenses not legal costs as these are payable to independent parties.