I am purchasing a flat and require a conveyancing solicitor in Pentwyn who is on the Virgin Money approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Pentwyn. We dont recommend any particular firm.
A colleague advised me that in buying a property in Pentwyn there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Pentwyn which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Pentwyn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Pentwyn conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Santander have agreed my home loan in principle, my offer on a property in Pentwyn has been accepted, what are the next steps?
The property agent will want to know who your solicitors are (make sure the solicitors are on the lender’s panel). Contact Santander or your financial adviser and finish off any relevant forms. Santander will appoint a valuer who will get in contact with the estate agent or seller to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. Santander will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Pentwyn.
I need some quick conveyancing in Pentwyn as I am faced with an ultimatum to complete within 4 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Pentwyn the following are instances of issues that can crop up and adversely affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I am buying a new build house in Pentwyn with a mortgage from Nottingham Building Society. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about the extras as it would affect my loan with the bank. Is this normal?.
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.
In what way can the Landlord & Tenant Act 1954 impact my business property in Pentwyn and how can you help?
The 1954 Act affords a safeguard to business lessees, giving them the dueness to apply to court for a renewal tenancy and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Pentwyn is one of our hundreds of locations in which the firms we work with have offices
My father-in-law has recommend that I use his conveyancers in Pentwyn. Do I follow his guidance?
Much as we are happy to recommend a Pentwyn conveyancing lawyer the ideal way to find a conveyancing solicitor is to seek guidance from friends or family who have used the firm that you are contemplating using.