Am I correct in assuming that the fact that my solicitor in Abercynon is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Abercynon conveyancing firm and enquire why they are no longer on the approved list for your bank.
AssumingI were to buy a freehold housein Abercynon for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Abercynon?
The sole saving you would make on is the Abercynon conveyancing searches. The lawyer still got to do everything else - money laundering, liaising with the sellers conveyancer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a charge however it will not be meaningful.
I note that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a house in Abercynon? or Apparently there is a law dating back centuries that could mean that owners of property living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this relevant for conveyancing in Abercynon?
Unless a previous purchase of the house completed after 12 October 2013 you can assume that solicitors delivering conveyancing in Abercynon to remain encouraging a chancel search and or chancel repair liability policy.
Over the last few months I have been searching for a ground for flat up to £305k and identified one near me in Abercynon I like with open areas and station in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Abercynon in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
In what way does the Landlord & Tenant Act 1954 affect my business property in Abercynon and how can your lawyers assist?
The 1954 Act provides a safeguard to business leaseholders, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Abercynon