Are all Roath Conveyancing Quality Solicitors on the UBS conveyancing list of approved solicitors?
A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Can you point me to a directory of Aldermore panel conveyancers in Roath on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public online. If you are in need of a Roath property lawyer on the Aldermore please make the most of our facility.
After much negotiation I have agreed a price on an apartment in Roath. My financial adviser suggested a lawyer. I paid an on account payment of £225. Soon after, the lawyer contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a residence in Roath?
Unless a previous acquisition of the house took place after 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Roath to continue to propose a a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Roath?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Roath. 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…’
I'm buying a new build house in Roath with a loan from Platform Home Loans Ltd. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not disclose to my conveyancer about the deal as it will affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Roath I like with amenity areas and transport links nearby, the downside is that it only has 51 years on the lease. There is not much else in Roath suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
My husband and I are FTB’s - agreed a price, yet the agent advised that the vendor will only go ahead if we appoint their chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer used to conveyancing in Roath
It is highly unlikely the vendors are behind this. Should the vendor require ‘a quick sale', turning down a serious buyer is going to damage their objectives. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to use your own,trusted Roath conveyancing firm - not the ones that will earn the estate agent a commission or meet his conveyancing figures pre-set by HQ.