We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to appoint a Llandough based conveyancing firm?
You should check but the the likelihood is that give you one of their panel solicitors if you accept the "fee-free" offer. Contact the mortgage company and see if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Llandough.
My wife and I are selling our house in Llandough and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Llandough. Having lived in Llandough for 5 years we know of no issue. Should we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Due to the encouragement of my in-laws I had a survey completed on a house in Llandough before appointing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks may refuse to give a loan on such a property.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llandough to see if the conveyancing will be more expensive.
Having checked my lease I have discovered that there are only Fifty years left on my flat in Llandough. I am keen to get lease extension but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. On the whole an enquiry agent should be useful to conduct investigations and prepare a report to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Llandough.
I own a studio flat in Llandough, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Llandough with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease comes to an end on 21st October 2083
With only 57 years unexpired the likely cost is going to be between £28,500 and £33,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
How much experience do your Llandough conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Llandough conveyancing lawyers help thousands of buyers move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Llandough conveyancers have worked on recent similar cases.