I have decided to exercise my right to buy my property in Cyncoed off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I have a mortgage with Skipton for my property in Cyncoed. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton prior to renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel firm.
The formalities of my purchase has taken place for my property in Cyncoed. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am purchasing a house and the lawyer has identified Chancel Repair for which the house could be obligated to pay as it falls into the area of such a church. He has suggested insurance. Is this really warranted for conveyancing in Cyncoed
Unless a prior acquisition of the premises completed post 12 October 2013 you could assume that solicitors conducting conveyancing in Cyncoed to continue to advocate a chancel search and or chancel repair liability policy.
Me and my brother have a renovated Victorian property in Cyncoed. Conveyancing solicitor acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess 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 locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the purchase.
How does conveyancing in Cyncoed differ for new build properties?
Most buyers of new build or newly converted property in Cyncoed come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because house builders in Cyncoed tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cyncoed or who has acted in the same development.
My cousin has urged me to instruct his conveyancers in Cyncoed. Should I find my own conveyancer?
Much as we are happy to recommend a Cyncoed conveyancing lawyer it’s preferable to find a conveyancing solicitor is to seek guidance from friends or family who have actually experience in using the conveyancer that you are considering.
A conveyancing firm acted on my conveyancing in Cyncoed three years ago and was holding my registration documents but has now closed – how do I get hold of these?
Title deeds, as such, are no longer appropriate for the majority of properties in Cyncoed are recorded digitally at Land Registry. If you need to establish evidence of proprietorship or are selling or refinancing your lawyer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.