It has come to my attention via my mortgage broker that my Crymych solicitor is not on the mortgage company Conveyancing panel. How can I be certain if this is indeed the case?
You need to contact your Crymych lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Crymych conveyancing practice that is on the approved list of lawyers for your lender.
Is there a reason why leasehold purchase conveyancing in Crymych is more expensive?
Crymych leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
How can the Landlord & Tenant Act 1954 impact my commercial property in Crymych and how can your lawyers assist?
The 1954 Act provides protection to business lessees, granting the legal entitlement to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Crymych
I need to instruct a conveyancing practitioner in Crymych for my home move. Can I review a firm’s complaints history with the profession’s regulator?
One can read published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could monitor call for training reasons.
My wife and I purchased a leasehold flat in Crymych. Conveyancing and Barclays Direct mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Crymych who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Crymych conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a ground floor flat in Crymych, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Crymych with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease expires on 21st October 2083
With 58 years unexpired we estimate the price of your lease extension to span between £21,900 and £25,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information 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. You should not take any other action placing reliance on this information before seeking the advice of a professional.