Forgive me if this question is silly but I am new to the home moving as FTB of a ground floor flat in Adamsdown. Do I collect the keys to the property on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Adamsdown?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be called to receive the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
My wife and I are spending time viewing flats in Adamsdown and I am about to put in an offer. Is it best to have a conveyancer on ‘stand by’? I will be getting a home loan with Aldermore.
It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Adamsdown building society branch on a couple of occasions and was informed it wasn't a problem and they would lend. My Adamsdown conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner has to follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying a new build house in Adamsdown with a loan from TSB. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my solicitor about this side-deal as it could adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Adamsdown is where the house is located. What do you suggest?
Flying freeholds in Adamsdown are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Adamsdown you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Adamsdown may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it possible to swap conveyancer as I need to retain a firm on the Britannia conveyancing panel. I was using a family conveyancing solicitor in Adamsdown five minutes from me but she is not approved by Britannia
It would be our pleasure to assist you find a conveyancing solicitor in Adamsdown on the Britannia panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Adamsdown. Using search facility on this site, you can contrast charges for conveyancing solicitors in Adamsdown and beyond.
I am a fortnight into a leasehold purchase having been directed to a firm by the local agent to carry out the conveyancing in Adamsdown. I am not happy. Can you help me find new lawyers?
They would have to be really poor to suggest diss instructing them. Has the mortgage been issued? In the event that it has you must advise them of the new contact details and get the mortgage documents are issued to the new lawyers. The conveyancer should be on the banks panel to avoid added fees and frustration. That should be your starting point. The find a solicitor tool will help you find a bank approved solicitor for your home move in Adamsdown
We are thinking of appointing a web based conveyancer ahead of a Adamsdown conveyancing practice. Should I ‘stay local’?
Advantages do exist in being able to attend a local Adamsdown conveyancing solicitor such as
- signing papers on short notice
- often being able to speak to someone face-to-face can make a huge difference, particularly for non-standard house moves
- the ability to raise concerns if things are not going as expected
When checking quotes, look carefully for hidden extras. The majority decent Adamsdown high street solicitors give an all-inclusive figure. Often online agents appear to offer discounted prices, yet have hidden 'extras' in the small print.