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U turn on the proposed increase in Probate Fees

April 21, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

Despite an earlier indication that the increased Probate fees were being rushed through the Houses of Parliament, the Government has announced that these fees are now to be scrapped, at least until a future Government is elected, on account of there not being enough time for the legislation to go through the parliamentary process before the General Election.

This is clearly very good news, because the new fees were effectively a death tax and would have penalised certain groups of persons, such as farmers and landowners, unfairly. UTK have been lobbying our MP Simon Hart and the Country Land and Business Association, in order to have the increase in fees stopped, and STEP (the Society of Trust and Estate Practitioners) has played a very active role in seeking to have these new charges removed.

It is good to see that this has all paid off, at least for the time being!

 

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Proposed increase in Probate Application fees (death tax)

April 15, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

It was announced earlier this year that as from a date in May of this year (which as yet remains unknown), the fees for applying for a Grant of Probate or of Letters of Administration would increase substantially, so that there will no longer be a flat fee of £155 but instead the following fees will be applied by the Probate Registry:-
Estates up to £50,000: No fee (this is the only reduction)
Estates worth more than £50,000 up to £300,000: £300
Estates worth more than £300,000 up to £500,000: £1,000
Estates worth more than £500,000 up to £1m: £4,000
Estates worth more than £1m up to £1.6m: £8,000
Estates worth more than £1.6m up to £2m: £12,000
Estates worth more than £2m: £20,000

Probate is usually required to access someone’s assets after they have died, unless those assets do not include any land, property or shares, or they do not exceed £15,000 in value or they were all held jointly with someone else.

The problem is that it is not normally possible to access the deceased person’s funds until after the Grant of Probate is obtained and therefore families wanting to obtain Probate may well struggle to meet these fees. This will be a particular problem for families who are rich in asset value terms (for instance if they own lots of property or land) but are cash-poor.

This proposed increase in fees, which is nothing more than a back door tax, seemed to have gone unchallenged. Our Solicitors felt very passionately that this was a very unfair increase and have been supporting their professional bodies in challenging this proposal as well as taking this up with our MP.

It has now been announced that the proposed increase in fees will be reviewed by Parliament after Easter after a parliamentary panel of experts deemed them to be unlawful. Their highly critical report said that these changes could breach the constitutional principle that there should be no taxation without the consent of Parliament. It called for the proposals to “have the attention” of both houses.

Despite this, the Ministry of Justice has stated that their plans to introduce these fees remain un unchanged and although they will be considered by Parliament after Easter, it is intended that they should come into force as soon as possible.

We will keep you updated on this topic, but if you have any queries about obtaining Probate or would like to speak to one of our specialist Solicitors please telephone us on (01267) 237441.

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Exciting News for Adam

April 14, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

Adam Bruce, who has had a long involvement with the Church in Wales, most recently as a Lay Reader, is due to be ordained as a Deacon on 24th June of this year as the first step towards priesthood. Adam will be a non-stipendiary or self-supporting Minister and will start his ministry as Assistant Curate to the parishes of Llanllwch, Llangynog and Llansteffan.

He will continue to be fully involved as a Director and Solicitor at Ungoed-Thomas and King heading up our Probate Department, alongside his Church functions. We wish Adam well as he takes this new and exciting step in his life.

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‘I Do’ vs ‘I Don’t’ : the pitfalls for unmarried couples when their relationship breaks down

April 12, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

There is a common misconception that when their relationship breaks down, partners who have chosen to live together rather than marry, will have the same rights on separation.. Very often partners who have lived together will refer to themselves as a ‘common law spouse’. This however is not a recognised legal status and the law differs quite significantly between co-habitees and spouses.

Married couples who separate are often able to bring a claim against all of each other’s assets to include property. The size of that claim will vary depending on a number of factors including the length of the marriage, whether there are any dependent children and the available assets to meet each other’s respective needs. The Courts will consider what is fair and equitable in all of the circumstances.

The outcome for a couple living together can be very different, despite the fact that, often, it is only a marriage certificate which separates the individual circumstance.

Unmarried couples do not have any automatic or guaranteed rights to any share of the other financial resources on separation. This is regardless of whether there is a long standing relationship or whether there are any children of the family. A starting position when examining how assets should be split between unmarried couples is what was expressed between them. By way of example, if the deeds of the property which has been the family home are in the sole name of one partner, there is a presumption that upon separation, that partner will retain the entire interest in the property. The same will apply in relation to savings held in an account in the name of one partner and any debts, regardless of whether they were accrued for the benefit of the family.

The Courts do have powers to make Orders to change that position although those powers are enshrined in complex legislation which does not account for an approach based on fairness – a stark contrast to the law surrounding the breakdown of a marriage.

It is also the case that a widowed partner in a long standing relationship will not automatically inherit from their partner if their partner did not make a Will.

It is felt amongst the profession that this is an area of law which is in great need of reform. For many years people have chosen to live together rather than marry and the principles surrounding the breakdown of those long standing relationships are archaic and not reflective of modern day society.

Some recent case law gives a flavour of the Courts recognising this need for change. In February of this year, there was a case decided in the Supreme Court which received a lot of media attention. It was held by the Court in that case, that a surviving cohabitee can still claim against their partner’s public service pension. This was despite the fact that the deceased in this case had failed to give his partner’s details in a nomination form. This is a clear example of the Court recognising the length of the parties’ relationship and putting their minds to what is fair and equitable in all the circumstances.

It must be noted however that in this case, the parties had not separated. They were very much together in a long standing, living together relationship. The law as it stands would not allow a partner to make a claim against her cohabitee’s pension pot in circumstances where the relationship merely breaks down. This continues to result in an extremely unfair situation in some circumstances. One partner could have sacrificed furthering a career to care for and raise the children of the family, whilst the other was able to achieve career goals, increase their income significantly and build a favourable pension pot for retirement. In these circumstances, for an unmarried couple, pension sharing would not be available.

The law in relation to those choosing to live together continues to be insufficient in relation to protecting the rights of the parties upon separation. It is for this reason that it is essential that parties who are intending on living together or even have been living together are open and honest about what they would each expect to happen if the relationship did breakdown. The agreement reached should be recorded in a Co-habitation agreement so that there is a forum to enforce that agreement if there was ever a dispute.

For further advice and assistance on this matter, please contact our Family Law Specialist, Mrs Nia Thomas on 01267 239194 for a 30 minute free consultation.

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Reduction in Lasting Power of Attorney Registration Fees

April 10, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

The Government has recently reduced the fees for registering a Lasting or Enduring Power of Attorney from £110 to £82 from 1st April 2017.

This reduction in fees comes at a time when politicians, charities and professional bodies are encouraging people to make Lasting Powers of Attorney.

A Lasting Power of Attorney grants relatives, carers, friends or close family members the authority to handle the property and financial affairs of a loved one or to take health and care decisions for them (depending on which type of Lasting Power of Attorney is completed), should they become unable to make their own decisions at some point in future. By making a Lasting Power of Attorney, this will make things easier for family and friends to manage your affairs and your care in the future if you should become mentally incapacitated.

The issue has been highlighted largely because of increasing life expectancies and the fact that the proportion of elderly people developing conditions including dementia is rising in tandem.

According to a recent study, as many as 85% of UK adults do not have an LPA in place, despite the fact that the Alzheimer’s Society predicts that the number of dementia cases in the UK will rise by 156 per cent between now and 2021.

We offer competitive fixed fees for preparing Lasting Powers of Attorney so please call us on (01267) 237441 if you would like further information.

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Landmark Divorce Case to usher in “No Fault Divorce”?

April 6, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

A recent Court of Appeal decision has caused uproar when the Court of Appeal refused a woman’s petition to divorce her husband of nearly 40 years.

Mrs Owens maintained that her husband was unpleasant to her, castigating her over a historical affair and disparaging her in front of family and friends.

In the landmark ruling, the most senior family Judges in England and Wales said that Mr Owens’ actions did not amount to unreasonable behaviour. They held that “Parliament has decreed that it is not a ground for divorce that you find yourself in a wretchedly unhappy marriage, though some may say it should be”.

The ruling means that Mrs Owens must wait 3 more years before she can qualify for automatic divorce on the basis of 5 years separation without requiring the consent of her husband. People may divorce after 2 years separation, but only with the consent of both husband and wife. The ruling, which Mrs Owens will now challenge in the Supreme Cour, has fuelled claims for reform of divorce laws as the Court of Appeal Judges in their ruling asked whether the time had come for legislation to be changed to allow for a “no fault” divorce.

Other Judges hearing the case dismissed Mrs Owens’ appeal “with no enthusiasm whatsoever”. One of the Judges stated, “I very much regret that our decision will leave the wife in a very unhappy situation”. The Court acknowledged that Mrs Owens will now be stuck in a loveless marriage for the next 3 years unless her husband takes the honourable and humane course urged upon him by the Court in granting her a divorce. The couple have already lived apart for 2 years.

It is hard to understand why one party could genuinely enjoy any aspect of a marriage from which one of them is trying to escape, but the Judges’ verdict hinged upon a strict interpretation of the divorce laws as they currently stand i.e. whether Mrs Owens could evidence that the marriage had irretrievably broken down. Mrs Owens’ lawyers argued that Mr Owens’ behaviour contributed to a “drip, drip effect” of being berated and humiliated.

Supporters of “no fault” divorce argue that the only people in a position to say whether a marriage has broken down or why it has broken down, are those who are party to it.

A “no fault” divorce would avoid the necessity of having to assign blame to one party and could reduce the stress of divorce. It is also much more likely to promote co-operation between divorcing parties when negotiating financial settlements and arrangements in respect of children.

Our family lawyer, Mrs Nia Thomas is a member of Resolution and actively promotes negotiation without the necessity of going to Court. Such an approach promotes keeping confrontation to a minimum which in turn, reduces stress and legal fees for the divorcing couple and their family.

For further information on what Resolution means or of any aspect of divorce or family law, please contact Nia Thomas on 01267 237441 or by email at nia.thomas@utk.co.uk.

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Leasehold Purchases – the hidden costs

April 4, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

Many of our clients who purchase leasehold properties very often seem surprised at the cost of acquiring the property. The vast majority of flats/apartments are leasehold, as opposed to houses which are generally freehold title.

On the face of it, purchasing flats or apartments are a cost effective way of getting on the property ladder or purchasing a property which will provide security and low maintenance costs when downsizing, often on retirement.

However, there are a number of cost considerations when buying a leasehold property that some clients may not be aware of:

1. Legal Costs
Solicitors will tend to charge more for acting on a purchase or sale of a leasehold property than a freehold. That is because the legal title tends to be more complex with more documents to be advised upon and scrutinised by the solicitor thus involving more of the lawyer’s time. This means that legal costs are generally higher when selling or purchasing a flat than for a house of similar value.

2. Service Charges and Ground Rent
The building of a block of flats in which the flat or apartment is situated will normally be run by a management company. This will deal with such issues as the insurance of the building, maintenance of the building itself, i.e. lifts, reception areas and common amenities, communal gardens and common car parking areas. All leaseholders must contribute towards this cost and normally upon completion it is required by the freehold management company for the incoming leaseholder to pay a certain amount of charges in advance, normally up to the next financial year end. Thereafter, service charges and ground rent will be charged on a monthly, quarterly or half yearly basis. Most freehold management companies will require this arrangement to be dealt with by way of bank direct debit or standing order.

3. Notices on Completion
Under the provisions of most leases, it is necessary for the solicitor acting for the purchaser of a flat to serve notice on the freehold management company of the change in ownership. Freehold management companies would normally appoint a solicitor to do this and in some instances, we have come across examples where the receipting and returning of a simple notice document can incur a fee of as much as £250.

4. Deed of Covenant Fees
Likewise, it may be necessary under the terms of the lease for the incoming leaseholder to enter into a direct Deed of Covenant (another name for a contract) with the Management Company to abide by the terms of the lease. Once again, it is normally the case that the ingoing flat owner’s solicitor will have to prepare this document and obtain the buyer’s signature to it and thereafter forward it to the management company’s solicitors for registration. Again we have come across instances where merely acknowledging this document will incur a fee of £250 for the buyer.

5. Transfer Fee
Some leases provide that upon the sale of the leasehold property, the seller must pay upon completion a sum of 1% of the gross sale price to the freeholder. This is something which comes as a surprise to sellers who will have either not been properly advised when they purchased the property or have forgotten about this provision.

6. Contingency Fees
Likewise, we have come across leases where either the seller or the purchaser will have to make a contribution towards any unknown future expenses which may be incurred by the freeholder in the maintenance or upkeep of the building or any common parts of communal areas. This can once again be as much as 1% of the gross sale price which is payable to the freeholder upon completion.

Therefore when purchasing a leasehold property, it is important to find out all the costs at the outset. Additionally leases often provide for restrictions on use and wide ranging covenants which prevent the flat being used in a way which may cause nuisance or annoyance to fellow flat owners in the same building.

At Ungoed Thomas and King, we always endeavour to advise our clients when selling or buying leasehold property as early as possible with regard to the provisions of the lease and what, in practical terms this means for them and the cost of complying with the freeholder’s requirements.

For further information in connection with the selling or buying of leasehold properties, please contact our Property Department on 01267 23741 or mail@utk.co.uk.

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The Dangers of DIY Wills

March 16, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

Drawing up a will is an essential way of ensuring that your savings and assets are distributed according to your final wishes, yet many people fail to make one for fear of the cost.

DIY Wills that you can buy in stationery shops or online offer a far cheaper alternative. However whilst an off-the-shelf will may seem attractive due to its price, it can be a risky strategy to take as if errors are made in the drawing up of the will, or the strict signing and witnessing rules are not followed correctly, then this could make your Will invalid.

The implications from this can be serious as not only do you risk leaving your family with a very complicated situation to sort out at what will already be a very emotive and distressing time, but also your assets could end up being significantly reduced by legal bills or tax, as your estate will be treated as if you had not made a will at all.

Problems can also arise if your circumstances change as many DIY wills cannot accommodate this. For example, if you get married, any will you have previously written will be automatically revoked, unless you have expressly stipulated in the will that it has been written in contemplation of marriage. Ensuring children from previous relationships are looked after as you would wish is also another concern that needs to be addressed correctly.

We offer competitive fixed fees for making a will. All our Fee Earners are qualified Solicitors who specialise in this potentially very complex area and they will provide you with a written record of your discussions and a written explanation of your Will provisions. We are also accredited with the Law Society’s Wills and Inheritance Quality Mark and are the only Solicitors in Carmarthen to have gained this distinction.

We also offer free Will registration with Certainty which is the UK national Will Register.

If you would like to speak to one of our Solicitors about making a will. then please telephone us on (01267) 237441 or e-mail us at mail@utk.co.uk

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What should you consider when buying legal services?

March 9, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

Buying a home or making a Will are important steps in our lives, so it is therefore important that you choose the correct Solicitor to help you in any legal processes.

1. Who are you instructing?
The way in which we purchase legal services has changed. Whereas ten years ago we would have gone to see a Solicitor on our local high street, with the ever increasing use of technology, we can now access legal services online or through a call centre.

Whilst these may appear attractive from a cost element, these might be based at the other end of the country. Also don’t assume that it will be a fully qualified Solicitor that has conduct of your case. Many legal service providers employ non qualified Fee Earning staff who do not have the same qualifications, experience or local knowledge as your high street local Solicitor and you may find that you end up speaking to a different person every time you phone up.

2. Cheapest doesn’t always mean best value
Whilst it is sensible to shop around to get quotes before deciding on a Solicitor, do not become fixated in having to get the cheapest quote. Buying a house is probably the biggest financial outlay you will make in your life and when you are spending hundreds of thousands on a property, you need to ensure that you have instructed a reputable, experienced Solicitor to act for you.

3. Be wary of hidden costs
You should make sure that any quotes you receive are like for like and that any quotes include the firm’s fees, VAT and all disbursements.

Disbursements are costs such as Land Registry search and registration fees and stamp duty and you should ensure that these have all been included in any quote.

Additionally some firms add on extra fees once you have instructed them, so whilst at first glance their initial quote is cheaper, by the time they have added on these additional costs, you could well find yourself paying a lot more than you originally thought.

Beware of quotes that look cheaper than others – as the saying goes ‘If it looks too good to be true, then it probably is.’

4. Personal Recommendation
If you are unsure who to instruct as your Solicitor, it is often better to ask family and friends who they use and would recommend.

At Ungoed-Thomas and King we offer competitive fixed fees for some services that we offer. We also offer a 30 minute free consultation to initially discuss your matter. All our Fee Earners are qualified Solicitors who are specialists in their chosen practice areas.

We understand that our clients like to be able to speak to the same person throughout the course of their case and we pride ourselves on being approachable, professional local Solicitors who have over 100 years of experience in providing legal services in West Wales.

If you would like to speak to one of our Solicitors about acting for you. then please telephone us on (01267) 237441 or e-mail us at mail@utk.co.uk

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Monitor your property

February 24, 2017/0 Comments/in Uncategorized /by (suspended) UTK_Up289

Property fraud unfortunately, is on the increase, and case law suggests that property owners who are not in occupation are at a greater risk of identity fraud. In a recent case, an imposter used fake identity documents to sell a vacant property, and in another case, a mortgage application was made by a fraudster against a property which was being rented out by the owner.

To reduce the risk of fraud, the Land Registry provides a service called “Property Alert”. This is a free service open to property owners based in England and Wales.

Once a property owner has signed up to the service, they will receive an email which will alert them to any activities that occur on that property. Up to 10 properties can be monitored and this would allow home owners to take appropriate action in good time to prevent any fraudulent activities in order to protect their interests. All alerts are sent via email when either searches are conducted against the monitored property, or any applications are received that deal with the property.

Although Property Alert will not automatically stop fraud from happening, it is an useful early warning of any suspicious activity.

If you would like discuss this matter further, or would like advice in relation to any property matter, or a quote in respect of your conveyancing, please contact our experienced Associate Solicitor Llinos Jones on 01267 239190 or alternatively email her on llinos.jones@utk.co.uk.

 

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