We are about to complete on the purchase of a property in Radyr but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the owner in the sum of £3k by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however Santander are not allowing this. Why were they informed?
Your solicitor being on a Santander conveyancing panel is required to disclose to Santander of any amendments to the purchase price. If you were to refuse your property lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Radyr.
I am selling my home in Radyr. Does the lawyer need to be on the Principality conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
Are there restrictive covenants that are commonly identified during conveyancing in Radyr?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Radyr. 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…’
How does conveyancing in Radyr differ for newly converted properties?
Most buyers of new build property in Radyr come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because builders in Radyr tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Radyr or who has acted in the same development.
What tools are available to search for a Radyr solicitor on the TSB conveyancing panel? I have a car and am prepared to travel upto 10miles to meet the conveyancer.
You can use the search on this page. Please choose the lender and your location and you will see a number of Radyr conveyancing lawyers based on proximity. We have listed some Radyr conveyancing firms towards the end of this page and you can contact them to see whether they are on the TSB approved list
When it comes to my conveyancing in Radyr should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Radyr conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.