My fiance and I are intent on buying a leasehold flat in Cyncoed. My Solicitor has never been on on the mortgage company conveyancing panel. Is it possible for me to retain my Cyncoed conveyancing solicitor even though they are excluded from the lender panel?
You have numerous choices open to you here
- Carry on with your preferred Cyncoed solicitor but your mortgage company will undoubtedly retain a conveyancer from their approved list. This will result in additional fees together with likely frustration.
- Appoint a fresh lawyer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Appeal to your conveyancing practitioner to attempt to join the mortgage company panel
We are planning to acquire a flat and require a conveyancing solicitor in Cyncoed who is on the Co-operative approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Cyncoed.
I am buying a property in Cyncoed. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
As your lender is Leeds Building Society your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Cyncoed.
Planning on purchasing a house 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 Clydesdale 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 conveyancing practitioner is on the Clydesdale conveyancing panel.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cyncoed solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cyncoed postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Cyncoed.
How does conveyancing in Cyncoed differ for newly converted properties?
Most buyers of new build or newly converted property in Cyncoed come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because developers in Cyncoed tend to purchase the site, 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 conveyancers 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 used to new build conveyancing in Cyncoed or who has acted in the same development.
My partner has suggested that I instruct his conveyancing solicitors in Cyncoed. Should I find my own solicitor?
There are no two ways about it it’s preferable to select a conveyancing lawyer is to seek referrals from friends or relatives who have actually used the solicitor you're are thinking of instructing.
We are in the process of purchasing a apartment in Cyncoed. Conveyancing is not over but we would like have the amount we are are purchasing for confidential from the likes of Zoopla. How could this be done?
HM Land Registry as a matter of law bound to note price paid data on the official title for domestic properties nationwide which includes homes in Cyncoed. The Title Register is a public document, so HM Land Registry would be breaching their statutory duty if they failed to grant access to the register.
You can make a request of HMLR to withhold the amount paid data yet the response would be in the negative.