I do hope you can assist me. My Llanrumney lawyer is informing me me that she is duty bound toorder Llanrumney conveyancing searches due to the fact thatthe firm are on the Nat Westapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are taking a home loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Llanrumney conveyancing searches.
When it comes to lenders such as Yorkshire BS, do Llanrumney solicitors have to pay an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We previously appointed solicitors locally in Llanrumney on the Skipton solicitor approved list. They are now charging me an additional charge for dealing with the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. This fee is not set by Skipton but by your Llanrumney property lawyer. Numerous firms on the Skipton panel will quote an ‘acting for lender’ fee but some practices include it on their overall fee.
Intending to buy a apartment in Llanrumney. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative 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 Llanrumney property lawyer is on the Co-operative conveyancing panel.
Me and my brother have a semi-detached Georgian property in Llanrumney. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanrumney and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who carried out the work.
Taking into account that I will soon part with £400,000 on 3 bedroom house in Llanrumney I wish to talk to a solicitor about myhouse move prior to appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your property ownership legalities in Llanrumney.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Llanrumney should be the figure that you are charged.
I work for a busy estate agency in Llanrumney where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Llanrumney conveyancing solicitors. Can you confirm whether the owner of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Llanrumney - A selection of Questions you should ask Prior to buying
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What is the name of the managing agents? Does the lease have more than 85 years remaining?
I am in the process of buying my 1st house in Llanrumney. Conveyancing practitioner has been instructed. The broker advised that a survey is not appropriate as the house was only constructed 16 yrs ago.
As the bare minimum you need a Home Buyer's Report. Given the property is over 10 years old the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may be sufficient. The report should highlight any obvious problems and recommend further investigation if relevant. Where there are any indications of problems obtain a full structural survey.