How do I identify cost effective conveyancing in Radyr?
Option 1 is to ask the people you trust whom they would seek assistance from.
Option 2 is to search the web for conveyancing in Radyr. Ring two or three from the list and invite them to email you their conveyancing estimate and discuss your needs with the solicitor who will conduct the conveyancing prior tomaking your decision.
Option 3 is to use our search tool to help you find the right solicitors for you based on your own expectations including the type of property,timings, complications and who the proposed mortgage company is. Don't take the bait of low cost conveyancing in Radyr
My wife and I are downsizing from our property in Radyr and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing outfit as opposed to a conveyancing solicitor in Radyr. We have lived in Radyr for many years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Radyr for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Radyr conveyancing specialists.
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 ready to move into. This is because builders in Radyr usually buy the land, 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 conveyancing solicitors 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.
I am a negotiator for a reputable estate agent office in Radyr where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Radyr conveyancing firms. Please can you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.
Leasehold Conveyancing in Radyr - Sample of Questions you should ask before buying
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Make sure you enquire if the the lease contains any adverse restrictions in the lease. For instance it is very common in Radyr leases that pets are not allowed in in a block in Radyr. If you love the propertyin Radyr but your dog is not allowed to live with you then you will be presented with a hard determination. Are any of leasehold owners in arrears of their service charge liability? The best form of lease arrangement is a share of the freehold. In this situation the lessees enjoy control and even though a managing agent is often retained where it is larger than a house conversion, the managing agent is directed by the tenants.
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 lawyer's time in submitting the funds this way.