I have given 2 months notice to my current landlord and must vacate my rented apartment in Cardiff by the end of next month. Conveyancing for my house purchase has just started. Can I complete in 5 weeks as don't want to have to find short term accommodation?
It is unwise to serve notice for your lease until exchange of contracts has taken place. Assuming that you have not already done so, notify to your solicitor and urge them to they chase the sellers lawyers, try to an agreed time frame that all parties will look towards
Do the Building Society Association intend to launch a searchable register to to identify firms on the Earl Shilton BS conveyancing panel for example in Cardiff?
We have not been informed any intention on the part of the BSA to develop such a tool.
There are a variety of conveyancing solicitors in Cardiff but how do I know who I should use?
It would be unwise to be seduced by the cheapest Cardiff conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to mortgage companies such as Bank of Ireland, do Cardiff property lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Cardiff conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Cardiff is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cardiff are rare 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 thoroughly. Your mortgage company 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 premises.
I have been sourcing a conveyancing lawyer in Cardiff for my home move. Is it possible to check a firm’s complaints history with the legal regulator?
One may see presented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor call for training purposes.
If all goes to plan we aim to complete the sale of our £325,000 apartment in Cardiff next week. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Cardiff?
Cardiff conveyancing on leasehold apartments more often than not necessitates the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be content to assist. They are at liberty to levy a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee demanded by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration charges, otherwise the charge is not strictly payable. Reality however dictates that you have little option but to pay whatever is demanded should you wish to sell the property.
Leasehold Conveyancing in Cardiff - A selection of Queries before Purchasing
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How much is the ground rent and service charge? How many of the leaseholders are in arrears for their service charge payments? It is important to be aware if fixing the lift or some other major work is coming up to be shared between the tenants and will dramatically impact the level of the maintenance charges or necessitate a one time invoice.