Our Cyncoed lawyer has uncovered a difference between the information in the valuation survey and what is revealed within the title deeds. My solicitor has advised that he is obliged to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am expecting a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Cyncoed solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cyncoed solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Cyncoed bank branch on various occasions and was informed it wasn't an issue and they will lend. My Cyncoed conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the solicitor is on the mortgage company panel, they must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Intending to buy a maisonette in Cyncoed. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cyncoed conveyancer is on the RBS conveyancing panel.
My wife and I own a semi-detached Georgian house in Cyncoed. Conveyancing solicitor acted for me and Halifax. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cyncoed and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
I am purchasing a new build house in Cyncoed with the aid of help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not inform my conveyancer about the extras as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.
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 CML website. CML 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.
I am a sole trader looking to lease a unit on the high street. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Cyncoed for under 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Cyncoed, including the disposal and purchase of businesses as well as simply property. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the costs this will depend on the structure and terms of the proposed transaction. Let us have your contact information or phone us so that we can furnish you with a detailed commercial conveyancing calculation.
Completion is due on the disposal of our £400,000 maisonette in Cyncoed in just under a week. The freeholder has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Cyncoed?
Cyncoed conveyancing on leasehold apartments normally results in fees being levied by landlords agents :
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Completing pre-exchange questions
Where consent is required before sale in Cyncoed
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I invested in buying a leasehold flat in Cyncoed, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Cyncoed with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2089
With just 64 years unexpired the likely cost is going to range between £15,200 and £17,600 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.