My wife and I are intent on selling our home in Cardiff Bay and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Cardiff Bay lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing outfit rather than a conveyancing solicitor in Cardiff Bay. We have lived in Cardiff Bay for many years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. 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 illness)
It has been 2 months since my purchase conveyancing in Cardiff Bay completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Cardiff Bay is where the house is located. Is there any advice you can give?
Flying freeholds in Cardiff Bay are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cardiff Bay you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cardiff Bay 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 property.
My husband and I are 14 days into a residential purchase having been recommend to solicitors by the high street agent to perform conveyancing in Cardiff Bay. I am am starting to be disappointed with the quality of service. Can you you assist me in finding new solicitors?
A lawyer would have to be very bad in order to consider replacing them. Has your loan offer been generated? If so you will need to make them aware of the new conveyancer and ensure the loan are re-issued. Your new solicitor ideally needs to be on the banks approved list to avoid escalating expenses and frustration. That should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a lender approved lawyer for your conveyancing in Cardiff Bay
Can you provide any advice for leasehold conveyancing in Cardiff Bay with the intention of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Cardiff Bay can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ representatives. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a flat where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unsettled. If you have carried out any alterations to the property would they have required Landlord’s approval? In particular have you installed wooden flooring? Cardiff Bay leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence from the Landlord consenting to such works. Where you fail to have the approvals to hand you should not communicate with the landlord without checking with your solicitor in advance. You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
Leasehold Conveyancing in Cardiff Bay - Examples of Questions you should consider Prior to buying
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This information is important as a) areas could cause problems for the building as the common areas may start to deteriorate if services are not paid for b) if the leasehold owners have an issue with the running of the building you will wish to know about it It is important to be aware whether window replacement or some other significant cost is coming up to be shared amongst the tenants and will materially impact the level of the service charges or necessitate a one time invoice.
My folks are experiencing difficulties in finding their Cardiff Bay property on the HMLR site. They recall that back in the 70’s when they purchased the property there were complications concerning the address not being identified on some systems.
Almost all premises in Cardiff Bay should be revealed. Have you limited your search with just the postcode. Ordinarily it will reveal all the properties within that postcode. Where registered it will show up with a title number. Where they bought back in the 60’s it's conceivable it may be unregistered. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title papers which may be with your parent’s bank.