Am I correct in assuming that the fact that my conveyancer in Radyr is not identified on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Radyr conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Can you suggest a Nationwide Building Society approved Radyr conveyancing firm who can have us moved in within 10 days? Am I best advised to unstruct a local Radyr practice or a factory type comparison site?
We would be happy to suggest some excellent Radyr conveyancing firms. Another option is to visit the main road in Radyr. Go in to some well established law practices and request to speak with a conveyancing solicitor for a costs illustration. Explain your requirements together with the reasons and get a commitment on your deadline. Appoint the one that you are most comfortable with.
A relative advised me that in buying a property in Radyr there may be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Radyr which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Radyr should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I are at the point of looking at apartments in Radyr and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with Coventry BS.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Radyr off the council. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
3 months have gone by following my purchase conveyancing in Radyr took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Radyr benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The house builders rep advised me not inform my lawyer about the extras as it will impact my loan 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Radyr is where the house is located. What do you suggest?
Flying freeholds in Radyr are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Radyr you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Radyr may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.