Please could you vouch for a The Royal Bank of Scotland accepted Cardiff conveyancing firm that can complete within two weeks? Would it be better to use a high street Cardiff firm or an internet comparison site?
We can recommend some very good Cardiff conveyancing firms. Another option is to visit the main road in Cardiff. Approach some well established law practices and ask to see a conveyancing solicitor for a costs illustration. Explain your deadline together with the reasons and ask for a commitment on your deadline. Choose the lawyer that appears most efficient.
It is a dozen years since I acquired my house in Cardiff. Conveyancing lawyers have just been retained on the sale but I am unable to locate the deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your mortgage company or they may be in the possession of the lawyers who oversaw the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Cardiff involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
My partner and I are downsizing from our house in Cardiff and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Cardiff. We have lived in Cardiff for six years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of 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 health insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Cardiff is the location of the property. Can you shed any light on this issue?
Flying freeholds in Cardiff are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cardiff you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cardiff may ascertain 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.
Do I need to be suspicious about estate agents that I am dealing with are recommending an online conveyancing firm rather than a local Cardiff conveyancing firm?
As with lots of service providers, often referrals from connections can be extremely useful or valuable. But there are many parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend lawyers to retain. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are free to select your own conveyancer. Don't forget that many mortgage providers operate an approved list of solicitors you are obliged to use for the lender aspect of your transaction.
I've recently bought a leasehold house in Cardiff. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Cardiff Leasehold Conveyancing - A selection of Queries Prior to buying
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Are there any major works on the horizon that could add a premium to the maintenance fees? It is important to be aware whether window replacement or some other significant cost is due shortly to be shared between the leasehold owners and could well materially increase the the service fees or result in a specific payment. How is the lease structured?