We decided to go with a high street lawyer for our conveyancing in Cyncoed recently. Reviewing the terms of engagement I seewe are liable for charges even if our purchase doesn't happen. Should I go with them or instruct an on-line conveyancing company advertising no completion no cost conveyancing in Cyncoed?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to offset those cases that do not go ahead. Do bear in mind that such schemes rarely protect you from expenditure such your Cyncoed conveyancing search expenses.
I purchased a freehold property in Cyncoed but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Cyncoed and has limited impact for conveyancing in Cyncoed but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
I am considering refinancing my property in Cyncoed, does my lawyer have to be on the Skipton Conveyancing panel?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Various web forums that I have come across warn that are the main reason for hinderance in Cyncoed conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Cyncoed.
Are there restrictive covenants that are commonly identified during conveyancing in Cyncoed?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cyncoed. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I decided to have a survey done on a property in Cyncoed ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks may refuse to give a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cyncoed. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cyncoed to see if the conveyancing will be more expensive.