I was told recently by my mortgage adviser that my Cyncoed lawyer is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?
The first thing you need to do is to contact your Cyncoed conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a garden flat in Cyncoed. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will use a local conveyancing solicitor in Cyncoed?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's solicitors, and once they have received this, you should be able to pick up the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
My uncle pointed out to me me that in purchasing a property in Cyncoed there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Cyncoed which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Cyncoed should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed conveyancing lawyers with offices in Cyncoed on the TSB solicitor panel. They have just invoiced me a separate charge for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. This fee is not dictated by TSB but by your Cyncoed property lawyer. Numerous firms on the TSB panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.
Should our solicitor be raising enquiries about flooding during the conveyancing in Cyncoed.
The risk of flooding is if increasing concern for solicitors dealing with homes in Cyncoed. Some people will acquire a property in Cyncoed, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that can be undertaken by the buyer or by their solicitors which will figure out the risks in Cyncoed. The standard information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser may commence a legal claim for losses as a result of such an inaccurate answer. A purchaser’s conveyancers will also order an environmental search. This should disclose if there is any known flood risk. If so, additional inquiries will need to be carried out.
My business partner and I are wishing to take over a lease of a shop on the high street. Can you recommend lawyers offering fixed costs for commercial conveyancing in Cyncoed for less than 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Cyncoed, including the sale and acquisition of businesses as well as simply premises. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the charges these will vary based on the structure and nuances of the deal. Please provide us with your contact information or call us so that we may supply you with a detailed commercial conveyancing calculation.
I need to instruct a conveyancing solicitor in Cyncoed for my house move. Is there any facility to check a firm’s complaints history with the profession’s regulator?
Anyone can read documented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 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 could monitor call for training requirements.
Living abroad I am unable to attend my Cyncoed conveyancing solicitors office to sign documents for conveyancing in Cyncoed – will this be problematic?
You need not be concerned. Cyncoed conveyancing solicitors can deal with home moves for clients who are based anywhere. You are unlikely to be required to visit a Cyncoed conveyancers office. Almost all lawyer can handle all communications via phone, post and email - whatever works for you.