We are purchasing a house and require a conveyancing solicitor in Cardiff who is on the Leeds Building Society conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Cardiff.
My aunt passed away last year and as sole heir and executor I was left the house in Cardiff. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then HSBC will require that you use a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
I'm buying a new build house in Cardiff with a loan from Clydesdale. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about this extras as it may affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Cardiff I like with a park and transport links in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Cardiff in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
I need to instruct a conveyancing solicitor in Cardiff for my sale. Can I see a firm’s complaints history with the profession’s regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.
Why do I have to send my property lawyer with various items of ID ahead of starting selling or purchasing a property in Cardiff?
Cardiff solicitors are duty bound by the Law Society, SRA, HMLR and current AML legislation to certify that the have verified the identity of their clients. It will also be a requirement of your lender where you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and DOB.