I have given 2 months notice to my existing landlord and must leave my let out property in Llandaff North by 27/8/2025. Conveyancing on my purchase has just started. How realistic is it to complete in a couple of weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to serve notice for your tenancy until your lawyer suggests that you should. Assuming that you have not already done so, contact to your conveyancer and request that they seek the assistance the sellers side, try to an acceptable time-line that everyone will look towards
We're in Llandaff North, First timers buying with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am selling our home in Llandaff North and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Llandaff North. We have lived in Llandaff North for 5 years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Llandaff North?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llandaff North. 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 am purchasing my first flat in Llandaff North with a mortgage from Santander. The builders would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my solicitor about the deal as it would jeopardize my mortgage with Santander. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I would like to sublet my leasehold apartment in Llandaff North. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Your lease governs the relationship between the landlord and you the leaseholder; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Llandaff North do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
Llandaff North Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
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Best to be warned whether window replacement or some other major work is coming up that will be shared between the tenants and will materially increase the the service fees or result in a one off invoice. You will want to find out as much as possible about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to daily issues like the cleanliness of the communal areas. You should not be afraid to ask prospective neighbours if they are happy with their service. On a final note, investigate as to the dates that the maintenance charges are due to the managing agents and precisely what you get for your money. The answer will be useful as a) areas can result in problems in the building as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have an issue with the running of the building you will want to have all the details