Having been referred to your web site we were going to appoint conveyancing solicitor in Llanishen recommended using your comparison tool but have come across alternative costs illustrations on the internet seem less pricey – how come?
You can find lots of solicitors advertising at first sight what seems to be very low prices. We would encourage you to think long and hard about how much you respect your own move to want to take 'cheap' risks concerning the quality of the legal work. Some embed fees deep into the terms of engagement. The solicitors that we put forward for conveyancing in Llanishen neverbehave this way.
Are you able to vouch for a Halifax approved Llanishen conveyancing firm finish our home move within two weeks? Am I best advised to go for a high street Llanishen firm or a nationwide conveyancer?
We can recommend some very good Llanishen conveyancing firms. Another option is to visit the high street in Llanishen. Visit some well established law practices and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your time frames together with the reasons and ask for an assurance on speed. Select the lawyer that you trust.
We are getting a further advance on our home loan from Santander as we want to carry out alterations to our home in Llanishen. Do we need to choose a local Llanishen solicitor on the Santander conveyancing panel to handle the paperwork?
Santander don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I have paid off my mortgage with Skipton. I assume I don't need a Llanishen conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
After shopping around on the internet I have found a Llanishen conveyancing practitioner having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancer 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 Llanishen postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Llanishen.
About to purchase a new build flat in Llanishen. 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 legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Llanishen
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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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey carried out on a property in Llanishen before appointing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies may not give a mortgage on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanishen. Conveyancing may be slightly more expensive based on your lender's requirements.
I’m about to sell my garden apartment in Llanishen. Conveyancing has not commenced, but I have recently received a quarterly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the invoice as normal given that all ground rent and maintenance charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in Llanishen - A selection of Questions you should consider Prior to buying
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Can you inform me if there are any major works in the planning that will add a premium to the service charges? Is there a share of the freehold? It would be sensible to find out as much as you can regarding the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues like the tidiness of the communal areas. Enquire of prospective neighbours what they think of their management. In conclusion, find out the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what it includes.