Please could you recommend a Clydesdale accepted Cardiff conveyancing conveyancer who can have us moved in within under 3 weeks? Am I best advised to go for a local Cardiff practice or an internet firm?
We can recommend some very good Cardiff conveyancing firms. Another option is to visit the high street in Cardiff. Approach a couple of firms and request to see a conveyancing solicitor for a costs illustration. Explain your requirements together with the reasons and ask for a commitment on your deadline. Appoint the lawyer that genuine.
This question may be naive but I am unexperienced as a first time purchaser of a ground floor flat in Cardiff. Do I collect the keys to the premises on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Cardiff?
On the day of completion you will not be required to attend the conveyancers office in Cardiff. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.
I happen to be the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Cardiff. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the house in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some banks would take a sensible view as this requirement primarily exists to capture subsales or the wholesaling and assigning of property.
We have agreed to purchase a house in Cardiff. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Cardiff.
I am purchasing my first flat in Cardiff with a loan from Norwich and Peterborough Building Society. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about the extras as it will adversely affect my loan with the lender. Should I keep quiet?.
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 UK Finance website. UK Finance 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.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Cardiff I like with a park and transport links nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Cardiff suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
How easy is it to use the search app to get a fee calculation from a conveyancing solicitor in Cardiff on the authorised to act for my bank?
First choose a lender such as Santander, Coventry Building Society or Clydesdale then type in your location a common one being Cardiff. Conveyancing practices in Cardiff and beyond will then be shown.
We are 14 days into a residential purchase having been referred to a firm by the local agent to execute conveyancing in Cardiff. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would need to be really poor in order to consider diss instructing them. Has your loan offer been issued? If so you will need to advise them of the replacement solicitor and have the loan are re-sent. Your new conveyancer should be on the lenders panel to avoid supplemental charges and delays. That should be your first question of the new solicitors. Our search tool can assist you in finding a lender approved conveyancer for your conveyancing in Cardiff