Can I be sure that the Lisvane conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Lisvane seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.
Last month we had a mortgage agreed in principle with Nationwide. Lisvane conveyancing practitioners were appointed. How long does it take for Nationwide to forward the offer to the property lawyer?
Some lenders take longer than others. Have Nationwide conducted the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After weeks of negotiation I have agreed a price on a house in Lisvane. My mortgage broker suggested a solicitor. I paid an on account payment of £175. A couple of days later, the property lawyer contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will my solicitor be raising questions concerning flooding during the conveyancing in Lisvane.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Lisvane. Plenty of people will buy a house in Lisvane, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Lisvane. The conventional set of information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to discover if the premises has ever been flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser may issue a claim for damages resulting from an inaccurate response. A buyer’s solicitors will also commission an enviro report. This should indicate if there is any known flood risk. If so, additional investigations will need to be conducted.
Just had an offer accepted on a new build flat in Lisvane. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Lisvane
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Lisvane I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Lisvane suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I need to retain a conveyancing solicitor for sale conveyancing in Lisvane. I have land on a site which seems to have the perfect solution If it is possible to get all formalities done via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having checked my lease I have discovered that there are only 72 years remaining on my lease in Lisvane. I now wish to get lease extension but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the freeholder. On the whole a specialist may be helpful to conduct investigations and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the application to the County Court overseeing Lisvane.
Lisvane Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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You should be aware if it is less than 80 years it will impact the value of the property. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably need a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you will need to own the residence for two years in order to be eligible to extend the lease. Who takes responsibility for maintaining and repairing the building? What restrictions are contained in the Lisvane Lease?