The solicitor who assisted with my last purchase has given a fee estimate £1400 for leasehold conveyancing in Tonteg. I’m selling a newly refurbished property for £275,000. Is this expensive? Is it in excess of the average fee for conveyancing in Tonteg?
The charges are a little high. If you shop around you may be able to trim some of the expense by as much as £125. On the other hand, you maylive to regret opting for an an unknown conveyancer. Remember to check that the firm can act for your mortgage company. You can use our search tool to find a Tonteg conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Tonteg.
Do the Building Society Association intend to launch a search tool with a view to list practices on the Darlington Building Society conveyancing panel for instance in Tonteg?
We have not been informed any plans on the part of the BSA to develop such a register.
Are there restrictive covenants that are commonly identified as part of conveyancing in Tonteg?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tonteg. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Tonteg differ for new build properties?
Most buyers of new build or newly converted property in Tonteg come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Tonteg usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tonteg or who has acted in the same development.
I have been pointed in your direction by numerous estate agents in Tonteg to get a quote from a solicitor on your site. What’s the financial inducement for Estate Agents to market your services over and above another?
We refuse to offer any referral fee for sending work our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am an executor of my recently deceased aunt’s Will, with a property in Tonteg which will be sold. The property has never been registered at the Land Registry and I'm told that some estate agents will insist that it is done before they'll proceed. What's the procedure for this?
In the situation that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.