We are planning to acquire a property and require a conveyancing solicitor in Porth who is on the HSBC approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Porth.
We wanted to use a property lawyer in Porth for our home move. Our financial adviser has since advised us that our mortgage lenders Skipton Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Banks tend to restrict either the type or the amount of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a firm must have two or more partners. In addition to restricting the type of firm, a few banks have decided to limit the number of solicitor practices they permit to act for them. You should note that Skipton Building Society have no responsibility for the quality of advice provided by any member of Skipton Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there are mixed views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that plenty of law firms, including some in or near Porth only execute very few conveyances per annum.
What does commercial conveyancing in Porth cover?
Porth conveyancing for business premises covers a wide array of services, given by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I own a leasehold house in Porth. Conveyancing and Britannia mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Porth who previously acted has now retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Porth conveyancing firm to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a garden flat in Porth, conveyancing formalities finalised in 2001. Can you work out an approximate cost of a lease extension? Corresponding flats in Porth with a long lease are worth £202,000. The ground rent is £60 yearly. The lease comes to an end on 21st October 2081
With 57 years left to run the likely cost is going to be between £28,500 and £33,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
Why can I not complete our conveyancing in Porth on Good Friday?
This is due to the fact that on completion the sale price will be transferred electronically between the banks of the purchaser and owner’s conveyancer and at present this can only happen on a working day. It is not possible to complete on a saturday or sunday either.