We went with a Llandaff based solicitor for my conveyancing in Llandaff today. Reviewing the Ts and Cs it is apparent thatwe are responsible for charges even if the movedoes not proceed. Should I go with them or appoint a web based solicitor practice offering no-sale-no-fee conveyancing in Llandaff?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to cover the cases that abort. Dont forget that such schemes tend not to cover expenses e.g. Llandaff conveyancing search charges.
My partner and I swapping mortgage lender for our flat in Llandaff with Lloyds. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the Lloyds conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Lloyds conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I am buying a end of terrace house in Llandaff. Our aim is to carry out an extension to the side at the house.Will legal due diligence on the property involve investigations to determine if these alterations are prohibited?
Your solicitor will review the registered title as conveyancing in Llandaff can sometimes reveal restrictions in the title deeds which prevent certain changes or require the permission of another owner. Certain additions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I have paid off my mortgage with Aldermore. I assume I don't need a Llandaff conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llandaff 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 correct?
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. You may wish to consider appointing your own Llandaff surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
About to purchase a new build flat in Llandaff. Conveyancing is necessary evil 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.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Llandaff
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Please supply a car parking plan. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I opted to have a survey carried out on a property in Llandaff in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend not issue a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llandaff. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llandaff to see if the conveyancing will be more expensive.
Me and my partner are about to exchange buying a house in Llandaff but as a consequence of wreckage from the recent storms I have negotiated recompense from the seller of £3k in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but the lender will not agree to this. Should they have been involved?
Any conveyancing practitioner being on a mortgage company approved list is required to advise the bank of any variations to the sale amount. If you prohibit your lawyer to report the price change to your lender then they would need to discontinue representing you and the mortgage company.