Much to our surprise we have been informed by our financial adviser that my Sketty property lawyer is not on the lender Solicitor panel. What can I do to be sure whether this is correct?
The best course of action for you to take is to call your Sketty lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they may be able to suggest a Sketty conveyancing firm that is on the approved list of lawyers for your mortgage company.
We see that you have a search directory listing firms on the Yorkshire BS conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Sketty?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Sketty.
My aunt advised me that in buying a property in Sketty there could be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Sketty which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Sketty should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to move property in May. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Sketty. Conveyancing lawyer was found prior to coming across this website.
On the day of completion you can pick up the house keys from your selling agent however this should only take place after the sellers solicitors advise the agent that they have the completion monies and the keys can be given over. Subsequently you will need to tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you find a residential property solicitor in Sketty or a lawyer with expertise in conveyancing in Sketty.
At last I have had an offer on a maisonette in Sketty accepted, but there is a chain. The vendors have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Sketty. What do I do now? When should I get the mortgage application with UBS going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Sketty conveyancing search charges, etc). First, you should ensure that your solicitor is on the UBS approved list. As to the subsequent stages this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a rising market the majority of buyers will apply for the mortgage with UBS and pay for the valuation and only if it was satisfactory would they ask their conveyancer to press on with the conveyancing in Sketty.
I used Stirling Law a few years past for my conveyancing in Sketty. Now, I need the documents but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sketty of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How do I use the search app to find a conveyancing practitioner in Sketty on the approved list for my lender?
Step one is to choose a mortgage company such as Halifax, The Royal Bank of Scotland or TSB then choose your location such as Sketty. Conveyancing firms in Sketty and beyond will then be shown.
Frank (my husband) and I may need to let out our Sketty ground floor flat for a while due to a new job. We instructed a Sketty conveyancing practice in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease governs the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Sketty do not contain subletting altogether – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I acquired a 1 bedroom flat in Sketty, conveyancing was carried out 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Sketty with a long lease are worth £202,000. The ground rent is £60 yearly. The lease comes to an end on 21st October 2083
You have 57 years left to run the likely cost is going to span between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.