Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a two bedroom flat in Cardiff. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in Cardiff?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
We have agreed to purchase a house in Cardiff. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Clydesdale your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Cardiff.
I have decided to exercise my right to buy my property in Cardiff off the council. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
My partner and I are selling our home in Cardiff and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Cardiff lawyer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Cardiff. Having lived in Cardiff for six years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I used Arc property Solicitors several years past for my conveyancing in Cardiff. Now, I need my documents however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cardiff of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Cardiff is where the house is located. Is there any guidance you can give?
Flying freeholds in Cardiff are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cardiff you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cardiff may determine 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.
How does the Landlord & Tenant Act 1954 affect my commercial property in Cardiff and how can your lawyers assist?
The particular law that you refer to gives protection to commercial tenants, granting the a statutory right to make a request to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where 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 for protection and assist with commercial conveyancing in Cardiff
I am hoping to exchange soon on a ground floor flat in Cardiff. Conveyancing lawyers inform me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Cardiff should include some of the following:
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Repair and maintenance of the premises Details of the parties to the lease, e.g. these could be the leaseholder, head lessor, freeholder Whether the lease restricts you from letting out the flat, or working from home You should receive a copy of the lease Setting out your legal entitlements in relation to the communal areas in the building.E.G., does the lease provide for a right of way over a path or staircase?
Leasehold Conveyancing in Cardiff - A selection of Queries Prior to Purchasing
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The best form of lease arrangement is a share of the freehold. In this situation the lessees benefit from control and even though a managing agent is usually retained if the building is larger than a house conversion, the managing agent is directed by the tenants. In the main the outlay for major works tend not to be included within service charges, albeit that there some managing agents in Cardiff ask leaseholders to pay into a sinking fund created for the specific intention of establishing a fund for major repairs or maintenance. How much is the yearly maintenance fee and ground rent?