At what point can the exchange of contracts occur in residential conveyancing in Rumney and am I required to be at the solicitors branch?
Where you are in close proximity to our conveyancing solicitors in Rumney you are invited in to sign contracts. However, the lender approved solicitors we work with offer a national conveyancing service and provide just as detailed and professional a job for you when dealing with you electronically. The executing of the property agreement is not the point of no return. Signing on the dotted line simply enables the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Rumney)to be in the office at the appropriate time.
I purchased a 4 bedroom Victorian property in Rumney. Conveyancing practitioner acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rumney and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who carried out the work.
Am I right to be concerned by third parties that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Rumney conveyancing company?
As with lots of service providers, often referrals from relatives can be extremely useful or valuable. But there are numerous people with a keen interest in a conveyancing deal; estate agents, financial adviser and lenders may put forward solicitors to appoint. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are free to appoint your own conveyancer. However, bear in mind that the majority of lenders specify a panel list of conveyancers you have to use for the mortgage aspect of your house move.
My partner has recommend that I instruct his conveyancers in Rumney. Should I use them?
Much as we are happy to recommend a Rumney conveyancing lawyer the ideal way to select a conveyancing solicitor is to get guidance from friends or family who have actually experience in using the conveyancer that you are contemplating using.
My wife and I purchased a leasehold flat in Rumney. Conveyancing and Aldermore mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Rumney who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Rumney conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a garden flat in Rumney, conveyancing having been completed in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Rumney with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease terminates on 21st October 2076
With just 52 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure 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 the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
How and when do I cover the costs of stamp duty payable for my Rumney house purchase?
Your property lawyer will complete a Land Transaction Return Form for you as part of your Rumney conveyancing transaction for signature. After completion your property lawyer will submit the Land Transaction Return Form to the Tax Authorities and - as long as they have the money - settle any tax bill payable on your behalf.